Village of Hawthorn Woods

Transcription

Village
of
Hawthorn
Woods
Comprehensive
Plan
2004
Prepared by:
With Technical Assistance by:
Rolf C. Campbell & Associates, Inc.
Lake Bluff, Illinois
COMPRHENSIVE PLAN 2004
MUNICIPAL OFFICIALS
PLAN COMMISSION &
ZONING BOARD OF APPEALS
Keith Hunt, Village President
Greg Gehrke, Trustee
Kim Lynch, Trustee
Steve Riess, Trustee
Jim Silvers, Trustee
Joanne Weick, Trustee
Cliff Wright, Trustee
Dave Lindquist, Chairperson
Bill Way
Mike Salvi
Phil LaGro
Susy Rein
Larry Goebel
Rob Kaminski
VILLAGE STAFF AND CONSULTANTS
Russell Benford
Village Administrator
Gorski & Good
Village Legal Counsel
Christopher B. Burke Engineering, LTD.
Village Engineer
Rolf C. Campbell & Associates, Inc.
Village Planning Consultant
-i-
Comprehensive Plan 2004
TABLE OF CONTENTS
1. INTRODUCTION AND HISTORICAL BACKGROUND
2
2. STATEMENT OF PURPOSE
4
3. STATEMENT OF GOALS
5
3. A) COMMUNITY GOALS:
3. B) RESIDENTIAL GOAL AND SUPPORTING GUIDELINES:
3. C) TRANSPORTATION GOAL AND SUPPORTING GUIDELINES:
3. D) PARK AND OPEN SPACE GOAL AND SUPPORTING GUIDELINES:
3. E) COMMUNITY SERVICE GOAL AND SUPPORTING GUIDELINES:
3. F) BUSINESS AND ECONOMIC GROWTH GOAL AND SUPPORTING GUIDELINES:
3. G) ENVIRONMENT AND APPEARANCE GOAL AND SUPPORTING GUIDELINES:
5
6
7
8
10
11
12
4. LAND USE PLAN 2030
14
4.A) THE EXISTING LAND USE PATTERN
4.B) THE FUTURE LAND USE PLAN
A) RESIDENTIAL AREAS
B) BUSINESS AREAS (B)
C) OFFICE/OFFICE RESEARCH AREAS (O/OR)
D) LIGHT INDUSTRIAL AREAS (LI)
E) AGRICULTURAL BUSINESS AREAS (AB)
F) OPEN SPACE AND PUBLIC/QUASI-PUBLIC SPACE (OS)
G) MIXED USE AREAS (MU)
14
14
15
22
22
23
23
23
23
5. PROPOSED ANNEXATION PLAN
26
5.A) PLANNING CONSIDERATIONS FOR ANNEXATION
5.B) POLICIES FOR ANNEXATION
5.C) RATIONALE FOR ANNEXATION PLAN AREAS
26
26
27
6. ENVIRONMENTAL PLAN
29
6.A) STORM WATER AND FLOODPLAINS
6.B) WETLANDS
6.C) WOODLANDS
6.D) HYDRIC SOILS
6.E) PARKS AND RECREATION
6.F) OPEN SPACE
6.G) ARCHITECTURAL REVIEW
6.H) LANDSCAPING
29
29
29
30
30
30
30
30
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7. COMMUNITY FACILITIES PLAN
39
7.A) SANITARY SEWER
7.B) WATER SUPPLY
7.C) SCHOOL DISTRICTS
7.D) FIRE DISTRICTS
39
40
40
40
8. MIDLOTHIAN ROAD BUSINESS AREAS
41
9. TRANSPORTATION PLAN
45
10. IMPLEMENTATION
46
11. NORTHERN PLANNING AREA
48
11.A) PLANNING AREA
11.B) PURPOSE AND GOALS
11.C) CURRENT CONDITIONS
11.D) GOVERNMENTAL DISTRICTS
A) TOWNSHIP GOVERNMENT
B) SCHOOL DISTRICTS
C) FACILITIES PLANNING AREAS
D) FIRE PROTECTION DISTRICTS
11.E) LAND USE PLAN
A) ESTATE RESIDENTIAL AREAS (E)
B) MODERATE DENSITY RESIDENTIAL AREAS (MDR)
C) BUSINESS AREAS (B)
D) OFFICE/OFFICE RESEARCH AREAS (O/OR)
F) OPEN SPACE AND PUBLIC/QUASI-PUBLIC SPACE (OS)
48
48
48
52
52
52
52
52
54
54
54
55
55
55
-iii-
List of Exhibits
1. Regional Location Map
2. Current Village Boundary Map
3. Land Use Plan 2030 Map
4. Potential Annexation Areas Map
5. Environmental Features Map
6. Scenic Corridors/Village Identity Signage Location
7. Scenic Corridor Illustration
8. Community Facilities Plan Map
9. Elementary School District Boundaries Map
10. High School District Boundaries Map
11. Fire Protection Districts Map
12. Transportation Plan Map
13. Pedestrian & Bike Ways Plan Map
14. Northern Planning Area Boundary Map
15. Northern Planning Area Fire Protection Districts Map
16. Northern Planning Area Facility Planning Areas Map
17. Northern Planning Area Land Use Plan Map
18. Northern Planning Area Environmental Features Map
1
3
13
25
28
32
34
35
36
37
38
43
44
47
50
51
53
56
List of Tables
Table
Table
Table
Table
Table
1
2
3
4
5
Population and Housing Trends and Forecasts
Surrounding Municipalities Population Trends and Forecasts
Surrounding Municipalities Housing Unit Trends and Forecasts
Annual Residential Building Permits
Residential Subdivision Approvals 1985-2002
-iv-
17
17
17
19
19
Regional Location Map
-1-
1. INTRODUCTION AND HISTORICAL BACKGROUND
The Village of Hawthorn Woods authorized the preparation of a long range land use planning policy
document to direct potential development in the community up to the year 2030. The result is this
update of the Village’s Comprehensive Plan (the “Plan” or the “Update”). Previous Comprehensive
Plans were adopted by the Village in 1977, 1988, 1995, and 2001 with the addition of the Overlay
District. At the outset, it should be noted that this is not a prescriptive document, that is, it is not
intended to be used as a tool to control the particular characteristics of development in specific
locations in the Village and its environs. These roles are performed by the Zoning, Subdivision, and
other Ordinances previously enacted by the Village.
This Plan should be viewed as a guide to residents, developers, and other parties as to the types, extent,
and general location of land uses, supporting facilities, and infrastructure that the Village envisions for
its planning area. Specific proposals for development will be treated on their individual merits with due
regard to the provisions of this document, zoning and subdivision regulations, site characteristics, land
uses of the surrounding area, and all other material considerations.
The residents of Hawthorn Woods have largely been drawn to the Village as a result of its rural
character and low density development pattern. Since the Village became incorporated in 1958, the
preservation of these qualities has occupied a central place in the management of the development of
the community. The 1977 Plan classified the entire Village exclusively for Single-Family Residential
land use.
At that time and as is true today, the primary category of Village development has been single-family
homes on approximately one acre lots. With respect to the development of sites at higher residential
densities outside of the Village, the 1988 Plan included a range of residential land use classifications
from approximately one to four units per acre. This expanded range of single-family residential
development was based on a detailed review of technical data from various governmental agencies and
on input from Village Officials. The Plan also provided for a number of Special Development Areas
that could be developed for a range of suitable potential uses including office and commercial. Both of
these Comprehensive Plans have been successful in regulating the form, location, and pace of
development in the Village.
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2. STATEMENT OF PURPOSE
The Comprehensive Plan of the Village of Hawthorn Woods is intended to serve as the principle policy
document to guide the location of future land uses within its planning sphere of influence (the
incorporated and unincorporated areas within one and one-half miles from the Village boundaries) and
to act as the basis for resource management decisions by the Village officials.
This Plan Update includes an analysis of the pattern of existing and future land uses envisioned for the
community and its environs; the local economy and business base; proposed annexation areas; the
community environment (open space, natural resource protection, architectural review); the
transportation network within and surrounding the Village; and plans for Village facilities such as
sewer and water.
The fundamental objectives of this Comprehensive Plan are: first, to ensure the development within
and in surrounding unincorporated areas occurs in an orderly and complementary fashion and second,
to ensure that the necessary issues are considered and facilities are provided to accommodate such
development and the resultant future population. The Plan is advisory rather than prescriptive in
nature. It should not be considered a regulatory document to control the use and development of
individual parcels of private property in the Village of Hawthorn Woods since that function is
performed by other Village ordinances such as the Zoning and Subdivision Ordinance.
This Plan has been formally adopted by the Village of Hawthorn Woods Board of Trustees in
accordance with the provisions of the Illinois Revised Statutes.
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3. STATEMENT OF GOALS
3. A) COMMUNITY GOALS:
1. To perpetuate a high-quality residential environment suitable for enjoying life in a spacious and
quiet rural atmosphere.
2. To enable the movement of persons and goods within the Village in a safe and environmentally
acceptable manner.
3. To provide the maximum amount of active and passive open space for the enjoyment of all
Hawthorn Woods residents.
4. To provide the services and facilities essential for the protection, operation, and use of real
property in the Village.
5. To strengthen and maintain real property values and to promote a sound economic base for the
Village.
6. To preserve and enhance the natural beauty, uniqueness, and attractive appearance of the
Village.
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3. B) RESIDENTIAL GOAL AND SUPPORTING GUIDELINES:
Goal: To perpetuate a high-quality residential environment suitable for enjoying life in a spacious
and quiet rural atmosphere.
Supporting Guidelines:
1.
Continue a reasonable rate of residential growth which generally does not exceed the historic
growth trends or the ability of the Village to provide services in order to avoid undue
congestion brought on by high density, overcrowding, and/or rapid development.
2.
Continue to permit the majority of residential construction to be high-quality, single-family
developments with limited expansion of high-quality, non-single-family development in
appropriate locations in accordance with proper planning principles, standards, and criteria.
3.
Provide a desirable residential land use pattern, including related commercial, public, and semipublic uses, taking into account the suitability and adaptability of the land where there may be
unusual soil conditions and flooding problems.
4.
Require proper landscape screening between residential development and differing land uses,
new residential construction, or along arterial streets.
5.
Maintain high standards for development within the Village and in the unincorporated areas
outside the Village within one and one-half (1 ½) miles.
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3. C) TRANSPORTATION GOAL AND SUPPORTING GUIDELINES:
Goal: To enable the movement of persons and goods within the Village in a safe and
environmentally acceptable manner.
1.
Maintain and develop roads, streets, and highways in proper scale with their intended uses and
adjacent land uses so that they are capable of handling present and future traffic volumes
safely.
2.
Provide for street extensions and connections where inter-neighborhood or through-traffic
needs exist and reserve adequate rights-of-way.
3.
Continue to encourage the development of low-volume residential roadways, which permit
privacy and maintain the strong aesthetic character of the Village.
4.
Provide for the passage of vehicular traffic through Hawthorn Woods on major arterials at a
minimum of inconvenience to Hawthorn Woods residents.
5.
Improve and maintain intersection and traffic control devices and measures in order to provide
adequate safety.
6.
Establish an appropriate level of light intensity at intersections where more light is needed for
safety purposes.
7.
Cooperate with public and private transportation systems in nearby communities and the
metropolitan area to secure convenient public transportation in a form compatible with the
Village street system and for residents who are unable or choose not use private automobiles.
8.
Establish a program for the repair and rehabilitation of local streets which will lend itself to less
maintenance and longer pavement life, including requiring all new developments to be
improved with reinforced concrete edging, unless special circumstances warrant an alternative
street section.
-7-
3. D) PARK AND OPEN SPACE GOAL AND SUPPORTING GUIDELINES:
Goal: To provide the maximum amount of active and passive open space for the enjoyment
of all Hawthorn Woods residents.
1.
Encourage the preservation of open space in the community, consistent with the
Comprehensive Plan.
2.
Refine a bicycle and pedestrian system that links all neighborhoods in the Village consistent
with trail planning included in this document and suggested by the Environmental Committee
of the Village.
3.
Encourage planned usage of existing private recreational facilities in order to avoid duplication
of services and to promote maximum enjoyment by all citizens in the Village.
4.
Provide each neighborhood of the Village with reasonable access to open space, parks, and
playgrounds.
5.
Provide for the maintenance of existing recreational facilities and programs and encourage the
establishment of additional facilities and programs accessible by all age groups consistent with
the Village’s Park and Recreation Master Plan.
-8-
6.
Work with adjacent communities, agencies, and associations to plan active and passive
recreational land uses consistent with the Park and Recreational Master Plan.
7.
Consider the concept of acquiring or accepting development rights and easements when
desirable and necessary, to preserve open space, scenic views, woodlands, wetlands, and
floodplains within Hawthorn Woods.
8.
Coordinate with County, Regional, and Federal agencies the preservation and protection of
woodlands, wetlands, and flood plains within Hawthorn Woods.
9.
Establish and maintain a tree program for plantings on public property which adds to the
attractive character of the Village.
10.
Emphasize active recreational uses for open space consistent with the Park and Recreation
Master Plan updated in 2003 and included by reference into this Plan.
11.
Plan and develop a second large community park in the north central sector of the Village.
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3. E) COMMUNITY SERVICE GOAL AND SUPPORTING GUIDELINES:
Goal: To provide the services and facilities essential for the protection, operation, and use of real
property in the Village.
1.
Improve and maintain the storm drainage system and work to eliminate flooding problems
harmful to real property.
2.
Maintain adequate refuse collection services and promote a regional system of solid waste
disposal.
3.
Protect and preserve the health, safety, and well-being of all citizens, visitors, and property
within the Village from crime and violence.
4.
Protect property from damage by fire and work toward the elimination of hazards through fire
prevention activities.
5.
Maintain a high level of government services commensurate with available revenues based on
sound fiscal planning.
6.
Seek new sources of revenue to be utilized to ensure community service goals are achieved.
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3. F) BUSINESS AND ECONOMIC GROWTH GOAL AND SUPPORTING
GUIDELINES:
Goal: To strengthen and maintain real property values and to promote a sound economic base for
the Village.
1.
Encourage the development of the Midlothian/Old McHenry Road business district as the
primary commercial area and attractive asset for the Village.
2.
Encourage the well-defined development of the Gilmer/Midlothian and Old
McHenry/Midlothian business areas as attractive neighborhood/convenience shopping areas.
3.
Assure the provision of adequate automobile and bicycle parking facilities in the business
areas.
4.
Encourage a wide range of quality convenience and comparison shopping facilities consistent
with the needs of the community.
5.
Consider the annexation of additional land, generally north of Hawley Road in order to control
development and implement the goals of the Plan and to seek additional economic opportunity.
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3. G) ENVIRONMENT AND APPEARANCE GOAL AND SUPPORTING
GUIDELINES:
Goal: To preserve and enhance the natural beauty, uniqueness, and attractive appearance of the
Village.
1.
Maintain high standards in public and private building and site landscape design.
2.
Diminish and control noise pollution, especially from truck traffic entering and exiting the
Village.
3.
Continue to require the usage of screening and buffering of off-street parking lots while giving
due consideration to the safety of pedestrian and vehicle users.
4.
Diminish and control air and water pollution.
5.
Encourage organizations, schools, businesses, and citizens in their efforts to beautify the
Village.
6.
Maintain strict enforcement of the Village’s sign regulations in order to protect the citizens of
Hawthorn Woods from visual pollution.
7.
Continue the preservation of woodlands, wetlands, and floodplains consistent with ordinances
adopted by the Village.
8.
Cooperate with Lake County and the State of Illinois in the beautification of all major
roadways and entrances to the Village.
9.
Diminish and control light pollution so as to preserve property rights for natural light and to
control the use and location of artificial lighting.
10.
Continue to insist upon distinctive architectural and landscape architectural elements in new
developments consistent with the Overlay District standards adopted in 2001 and included by
reference as part of this plan.
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4. LAND USE PLAN 2030
The community goals presented in the previous chapter of this plan together with the characteristics of
the established land uses are the basis for a Comprehensive Land Use Plan that will guide the future
development of the Village. The Land Use Plan is the physical representation of these goals and the
related factors important in its implementation, namely, the current land use pattern, surrounding
development trends, and the physical, topographical, and ecological characteristics of the planning
area.
4.A) THE EXISTING LAND USE PATTERN
The existing land use pattern in the Village of Hawthorn Woods reflects the historic development of
one dwelling unit per acre on individual septic systems and wells. Since its incorporation, the Village
has remained steadfast in adhering to a policy of limiting the density of what has largely been
residential development. This position in turn has resulted in a community characterized by a rural
atmosphere interspersed with large tracts of open space. Also central to the Village’s land use policy
has been the effort to ensure that new development reflects a high-quality of design and is constructed
with materials that blend effectively with the rural setting and compliments existing developments. The
1988 and 1995 Comprehensive Plan Updates have been an essential foundation for this process.
While one-acre single-family development comprises the primary land use within the Village, other
uses have begun to be allowed in designated areas. A few commercial uses have been developed,
namely, the gas station at the intersection of Gilmer and Midlothian and developments along
Midlothian, Gilmer, and Old McHenry Roads. The Village approved its first commercial/retail center
at the intersection of Gilmer and Midlothian Roads in 1997. In 2000, the Village approved the
Hawthorn Woods Business Park located north of Old McHenry Road and west of Midlothian Road.
Presently, two sites are being built, which reflect the level of high-quality and character of business
development desired in the community. Other businesses, including a garden nursery center and a
daycare facility, have also been established. These changes reflect the Village’s current policy toward
increasing the variety of land uses in appropriate locations while at the same time protecting the rural
character of the Village and residential amenity for its citizens. The theme of limited diversity is
expanded upon in the following parts of this section, with several new use designations put forth in this
Land Use Plan.
4.B) THE FUTURE LAND USE PLAN
In addition to attaining the Community Goals of the Village, the Land Use Plan has been developed
with a new view to achieving the following particular objectives for future development in the
Village’s planning area.
1. To preserve the long-established rural character of the Village and the low-density pattern of
development.
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2. Protect the low-density single-family neighborhoods from incompatible adjacent development.
3. To control the development of housing types while maintaining primarily single-family
housing on a minimum lot size of 1 acre.
4. To encourage appropriate commercial uses in the Gilmer/Midlothian and Old
McHenry/Midlothian Mixed Use business areas. The Village envisions that such development
could incorporate low-density residential development above the commercial uses. The Village
encourages buildings which are designed and constructed with materials of a quality that are
compatible with the rural atmosphere of the Village.
5. To consider proposals for limited commercial development for the Mixed Use Area shown on
the Plan located north of Valentine Manor, south of Old McHenry Road, and east of Route 12.
This site, which is over 100 acres in size, lies in unincorporated Lake County. Provided that an
acceptable alternative to conventional septic system waste disposal can be achieved, then the
Village envisions that up to 50 acres of this site could be developed for commercial use. It is
envisioned that the residential development will be at a density that is consistent with that of
the surrounding residential development.
6. To ensure the protection of wetlands, wildlife habitats, and soils.
7. To control carefully the range of potential land uses within the Village.
8. To design developments in such a way to conserve and preserve open space and natural
features that enhance the character of the Village.
A) Residential Areas
As previously stated, the longstanding focus of low-density development in the Village of
approximately one dwelling per acre has resulted in a community characterized by an open and rural
atmosphere. Future residential development in the Village is essentially governed by a desire to
preserve this character and a number of other factors including but not limited to:
•
The provisions of the existing Village Comprehensive Plan.
•
The provisions of the Lake County Framework Plan (1982) and adopted Update September,
1994.
(*NOTE: Lake County is currently updating its 1994 County Framework Plan. *)
•
Demographic forecasts and the desired maximum population and household growth in the
Village limited by:
i)
The amount of vacant buildable land currently available within the existing Village
limits;
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ii)
The existing development pattern, Zoning District regulations, and characteristics of
recently approved developments;
iii)
The quantity of land surrounding the Village for potential annexation (see following
Chapter – Annexation Plan); and,
iv)
The proposed density of new development in specific areas provided in this Plan.
Population and Household Forecasts
Tables 1, 2, & 3 on page 17 provide an analysis of the existing and forecasted population and
household trends in the Village and surrounding communities. Table 1 shows the actual growth of the
Village up to 2000 based on U.S. Census and Village building permit data and the forecasted growth
up to the year 2030. Table 1 also shows the forecasted growth for population and housing units based
on the Northeastern Illinois Planning Commission’s (NIPC’s) projections through 2020 and RCCA’s
projection request to NIPC through 2030 for the Village, and it also relates the historical and
forecasted average annual change in housing units. As can be seen in this table, the Village
experienced a boom in housing during the 1980s. In the 1990s, this housing growth leveled off
moderately, but it still remained fairly substantial. NIPC’s forecasted growth is expected to continue
the trend experienced throughout the 1990s, but RCCA’s requested forecasted growth is expected to be
between the boom rate of 1980s and the slower rate of the 1990s.
To put the population and housing growth of the Village into perspective, Tables 2 and 3 show
information concerning the past demographic trends of surrounding communities. As can be seen in
Table 2, the Village’s population growth from 1980 to 2000 remained moderate compared with the
surrounding communities, and it has only been significantly exceeded by the two larger communities
of Mundelein and Lake Zurich. Its level of growth has been extremely comparable to that of the
Village of Long Grove. NIPC’s 2020 forecasted population growth of Hawthorn Woods is expected to
taper off slightly compared to the historical figures, but it will remain at the high end of the middle
range of growth for the area.
In terms of housing units, Table 3 shows that Hawthorn Woods has had moderately higher growth in
housing from 1980 to 2000 compared to the smaller villages in the area, but it has had less growth
when compared to the larger communities of Lake Zurich and Mundelein. NIPC’s forecasted growth
for Hawthorn Woods is to remain comparable to past levels, but it is also expected to be significantly
less than that of the larger communities of Wauconda, Lake Zurich, and Mundelein.
The information presented by all these tables indicates that the Village of Hawthorn Woods has
experienced steady growth over the past twenty years. This growth has been comparable to the other
surrounding communities of similar size. The forecasted growth of Hawthorn Woods in terms of
population and housing units is expected to be steady but slightly less than past levels. In sum, the
Village should expect to accommodate a moderate and steady growth of population and housing units.
-16-
Table 1:
Population and Housing Trends and Forecasts
Avg. Annual Rate of
Housing Unit
Change
Year
Population
Housing Units
1970
1980
1990
2000
2020*
2030**
939
1,658
4,423
6,002
9,212
12,700
233
522
1,330
1,902
3,064
4,000
N/A
29
81
57
58
70
Source: U.S. Census and Northeastern Illinois Planning Commission
*2020 Forecasts Based on ORD Option adopted by NIPC in 1997
**2030 Forecasts reflect RCCA suggested estimates being requested of NIPC
Table 2:
Surrounding Municipalities
Population Trends and Forecasts
Municipality
Hawthorn Woods
Kildeer
Lake Zurich
Long Grove
Mundelein
North Barrington
Wauconda
Avg. Forecasted
Annual Change
2000-2020
1980
1990
2000
2020*
Avg. Annual
Change 1980-2000
1,658
1,609
8,225
2,013
17,053
1,475
5,688
4,423
2,257
14,947
4,740
21,215
1,787
6,294
6,002
3,460
18,104
6,735
30,935
2,918
9,448
9,212
3,839
20,089
8,075
42,192
3,856
14,587
217
93
494
236
694
72
188
161
19
99
67
563
47
257
Avg. Forecasted
Annual Change
2000-2020
58
-20
350
38
416
19
326
*2020 Forecasts Based on ORD Option
Table 3:
Surrounding Municipalities
Housing Unit Trends and Forecasts
Municipality
1980
1990
2000
2020*
Avg. Annual
Change 1980-2000
Hawthorn Woods
Kildeer
Lake Zurich
Long Grove
Mundelein
North Barrington
Wauconda
522
466
2,748
559
5,694
478
2,116
1,330
719
4,920
1,421
7,397
621
2,584
1,902
1,148
5,804
1,939
10,148
1,031
3,835
3,064
749
12,796
2,700
18,465
1,405
10,354
69
34
153
69
223
28
86
*2020 Forecasts Based on ORD Option
-17-
Three sets of factors that contribute to the Village’s forecasts are: the amount of suitable land available
for development within and surrounding the Village approved and completed developments since the
last census and their specific characteristics; and, future planned densities in the areas designated for
residential development on the Land Use Plan.
It is estimated that, at present, the total area of the Village is approximately 4,600 acres and of this
total, approximately 150 acres are vacant and considered suitable for residential development.
Additionally, approximately 1,350 acres of land are identified for potential annexation to the Village in
the primary annexation areas over the Plan period up to the year 2030 (see the Potential Annexation
Areas Map in Chapter 5 of this Plan). The current estimated total quantity of vacant land suitable for
residential development existing within the planning areas south of Hawley Street is approximately
1,500 acres.
Table 4 on the following page reveals that 681 building permits have been issued for new homes since
1990. While these permits have been issued at an average rate of 52 units per year, the rate of issuance
has ranged from over 90 in 1990 to 35 in 1999. The 2003 total number of housing units in the Village
either developed, under construction, or without permit approval is estimated at approximately 2,600
including the Hawthorn Woods Country Club approved in May 2003.
Table 5 on the following page provides an analysis of the residential subdivisions approved since 1985.
The table reveals that the subdivisions have average density of 0.8 units per acre. However, the table
also reveals (see Table 5 footnote) that the average density of subdivisions with septic systems (all
except Park Place Estates, Pheasant Ridge, Lakewood Meadows, & Hawthorn Woods Country Club) is
0.6 units per acre.
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Table 5:
Residential Subdivision Approvals 1985-2002
Name of Subdivision
Table 4:
Annual Residential
Building Permits
Year
Number
1990
1991
1992
1993
1994
1995
1996
1997
1998
1999
2000
2001
2002
Annual
Average
91
55
50
43
38
39
43
62
67
35
51
46
61
52
1. Burnett's White Birch Lakes Unit #2
2. Kreuser's White Birch Lakes Unit #2
5. Lake Lorraine Estates - Unit #1
6. Tiffany Estates
7. Camden Trace
8. Walnut Creek
9. Copperfield
12. Inland Realty
13. Park Place Estates*
14. Countryside Glen
15. Hansen's Subdivision
16. Lakewood Meadows*
17. The Enclave
18. Pheasant Ridge*
19. Anderson's Indian Creek
20. Overland's White Birch Lakes Unit #5
21. Hawthorn Grove
22. Countryside Glen II
23. White Birch Meadows
24. Hawthorn Woods Country
Club*
Total
Year
Approved
Gross Number of Gross Density
Acreage
Homes
(Dwellings/Acre)
1985
10.4
5
0.5
1985
6.1
4
0.7
1986
20.6
12
0.6
1986
1987
1988
1988
1988
1989
16.2
59.0
21.0
74.0
56.7
126.0
13
43
14
47
43
87
0.8
0.7
0.7
0.6
0.8
0.7
1989
18.4
13
0.7
1989
1994
1994
1995
1995
1996
1998
1998
1999
7.4
86.0
23.1
82.0
5.3
52.0
15.2
71.7
5.6
5
40
39
39
2
60
10
63
2
0.7
0.5
1.7
0.5
0.4
1.15
0.7
0.9
0.4
1999
2000
2002
2002
32.9
109.2
19.0
80.4
11
52
15
46
0.3
0.5
0.8
0.6
2003
1985-2002
671.4
1669.6
592
1257
0.9
0.8**
*Public sewer and concrete edged pavement
**Average density for developments with septic sanitary sewer (excluding Park Place Estates, Pheasant
Ridge, Lakewood Meadows, & Hawthorn Woods Country Club) is approximately 0.6 units per acre
-19-
Residential Areas and Land Use Categories
The 1988 Village Comprehensive Plan provided for three categories of land use for residential
development:
Rural Countryside Estate:
Minimum lot size of 1 acre with lot sizes envisioned to range from 1 ½ to 2 acres to substantially
larger lots.
Suburban Estate:
Minimum lot sizes of 1 acre with a variety of larger lots.
Medium Density:
Densities up to 4 units per acre.
These land use designations were in part reflective of the use designations on the Lake County
Framework Plan (1982 and 1994 as Amended) which included five major development land use
classifications: Urban, Suburban Estate, Rural Estate and Countryside. However, unlike the
Framework Plan which envisioned some commercial and industrial development in these
classifications, no such uses were envisioned in any residential area in the Village of Hawthorn
Woods. The residential land use designations on the Lake County Framework Plan Update are similar
to the original Plan although there has been a redistribution of some of the land uses on the Plan in
some areas of the County. Since 1994, Lake County changed its land use classifications by adoption of
a “Unified Development Ordinance,” which separated commercial and industrial uses from residential
uses by redefining zoning districts. However, within the residential zoning district extreme variation of
single-family lot sizes continue to be permitted with density controls which range from 0.45 dwelling
units per acre up to 12.0 dwelling units per acre.
As far as the County Framework Plan related to the planning area of the Village, the Village use
designations are essentially the same on the County Framework Plan Update as on the 1994 plan (as
amended), except for the areas related to the Kemper property. The Village plan reflects uses generally
consistent with proposed plans for development of the Kemper property. Presently Lake County is
working on an update to the 1994 Framework Plan. At this time a land use map is not available.
The Village considers that its central objective of preserving the low-density, rural character of the
community will best be achieved by the following categories of residential land use:
A.1) Rural Estate Residential Areas (RE)
This designation provides for low-density residential development with anticipated lot sizes ranging
from 5 to 10 acres. This category essentially corresponds to the areas shown for either Open Space on
Countryside (residential) uses on the Lake County Framework Plan. The areas shown on the Village’s
Land Use Plan for this use are generally located around the periphery of the Village (particularly to the
north).
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A.2) Estate Residential Areas (E)
The Estate designation provides for low-density development with individual lot sizes ranging from a
minimum of 1 acre lots to larger lots approaching 2 acres. This range is consistent with the existing
development patterns in the Village.
The Land Use Plan Map on Page 13 shows that much of the existing development in the Village has
taken place at a density reflective of the densities envisioned for this use designation. The areas of land
designated Estate on the Plan are those parcels that are located within or extended into established
residential areas in the Village and/or abut areas designated for non-residential use such as mixed use
areas with no residential designations. The overriding aim of the Estate designation is to provide for
new development at densities that complement and protect the character of the existing residential
development in the Village.
A.3) Conservation Estate Residential Areas (CE)
Conservation Estate provides for low-density development with individual lot sizes ranging from a
minimum of 12,000 square feet to greater than 40,000 square feet based upon the characteristics of an
individual parcel and surrounding land use patterns. Conservation Estate areas should have large
parcels of open space, which may be privately or publicly owned and generally range from 40% to
50% of the total site area. The open space areas should serve to advance other goals and objectives for
the community such as preserving environmental features, providing rural vistas, and acting as
community parks. These areas should be contiguous and generally be serviced by pedestrian/bike trails
linked to other planned and/or existing trails within the Village. These open space areas generally
should also be located around the perimeter of the sites. Where residential developments exist adjacent
to a Conservation Estate area, developments should provide lots of similar size and/or intensity unless
appropriate open space expanses can be provided. Land parcels of substantial size, shape, and suitable
condition may be considered for attached single-family homes internally within developments.
Conservation Estate areas should develop at densities consistent with the Village land use pattern and
not exceed .9 dwelling units per gross acre, except for sites located adjacent to industrial or
commercial zoned property, or large institutional, quasi-public or public parcels where the density
should not exceed 1.5 dwelling units per acre.
A.4) Moderate Density Residential Areas (MDR)
Moderate Density Estate provides for development of parcels with minimum open space areas and
minimum single-family lot sizes ranging from 8,500 square feet to 20,000 square feet along with
attached single-family homes. Attached single-family development in the Moderate Density
Residential areas should not exceed 2.0 dwelling units per gross acre and single-family homes should
not exceed 1.3 dwelling units per gross acre. The architecture should be distinctive and characteristic
of the quality of homes within the community, and in addition, a high level of architectural design
must be a characteristic of new developments. Moderate Density Residential areas must be served with
sanitary sewer and potable water from deep aquifers. When located adjacent to existing single-family
developments, the Moderate Density Residential area should provide similar sized lots abutting the
existing single-family uses, and in addition, similar building setbacks with substantial buffering and
open space areas.
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B) Business Areas (B)
In response to the annexation of the gas station at the intersection of Gilmer and Midlothian Roads
coupled with the anticipation of additional proposals for commercial ventures within the Community,
the Business use designation is now included on the Land Use Plan. The commercial/office uses
envisioned are to be low-density in nature and in locations that are compatible with the existing and
planned development in the Village. These uses will not be large stand alone uses and may well be just
one element of a broader mixed use development area. The underlying Village zoning corresponding
with this designation is B-1 Retail and Service Business which provides for low-rise, low-density
commercial developments with a maximum floor area to land area ratio of .20.
This Plan has considered these standards, and the designated areas have contained sites locationally
suited to meeting these requirements. The Village will place particular emphasis on the design and
materials utilized for commercial proposals given their potential impact on the character of the Village.
The appropriate design of structures will be controlled through the Village’s architectural review
element of the development petition review process (see Chapter 6) and proposals will not be
permitted unless they incorporate a high quality of design and materials. Proposals should have regard
to both adjacent land uses and the Village’s objective of preserving its rural character. To this end, an
appropriate quantity, quality, and variety of landscaping will be centrally important to the potential
acceptability of any proposed developments in the Business Areas, as well as design guidelines
established under the Architectural Overlay (AO) District.
It is envisioned that commercial development in these areas will be of a character consistent with the
rural atmosphere of the Village. As such, modest sized convenience store and boutique style businesses
are examples of the type of developments perceived as appropriate. The architectural form of the
developments considered appropriate in these areas would essentially be residential in scale and
character with pitched roofs and complimentary elevation treatments.
C) Office/Office Research Areas (O/OR)
The plan designates three areas for office/office research uses, where development of employment type
uses will be considered at floor area ratios .15 or less. The first and second areas are the currently
being constructed Hawthorn Woods Business Park between Midlothian Road and Fairfield Road in the
central area of the Village and a set of parcels located along U.S. Route 12 on the western edge of the
Village. In both of these places, the Village perceives the potential for low-density, low-rise
development incorporating design elements to ensure the preservation of the community character
previously discussed. As in the case of the Retail Business use designations discussed earlier, office
development might constitute one element of a mixed use proposal, but the Village expects that
developments in these areas will incorporate design elements that relate comfortably to the Village
atmosphere.
The third area designated for Office/Office Research Use is located adjacent to Kemper Lakes Golf
Course immediately west of Old McHenry Road. It is intended that the area be developed for moderate
density facilities with large setbacks and open space areas.
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D) Light Industrial Areas (LI)
The uses falling under this designation include manufacturing and/or assembly together with limited
accessory office floor space. The intent underlying such designations is to provide opportunities for a
limited employment base in the Village as part of a Mixed Use Area development as depicted on the
Land Use Map. Small scale development is considered appropriate in these areas consistent with that
of both residential and low-rise agricultural buildings. The Village will apply similar standards in
relation to scale and character as previously outlined for the business areas. Particular emphasis will be
placed on landscaping and environmental safeguards, such as noise control and the appearance of
proposed structures. The Village will encourage uses that are compatible with the surrounding area and
with the character of the Village. Typical uses may include rural arts and craft type industries such as
small-scale machining operations provided that all appropriate safeguards are put in place.
E) Agricultural Business Areas (AB)
The establishment of an Agricultural Business land use classification in the Village is in part a
response to actual or proposed expansion of several nursery operations in the Village notably along
Gilmer, Midlothian, and Old McHenry Roads. In 1994, the Village adopted an Ordinance establishing
an Agricultural Business Zoning District with the aim of accommodating appropriate uses. While
nursery type operations will no doubt continue to constitute the vast majority of uses in this
classification, the Village does provide for a number of additional uses either as permitted or
conditional uses. The overriding development objectives in this classification are that the development
be of rural character and that it be low intensity in nature. Therefore, development should be of scale
and character that is typical in agricultural operations.
F) Open Space and Public/Quasi-Public Space (OS)
These areas have been designated as Open Space for a variety of reasons. Some designations are
reflective of a desire to protect and buffer residential from non-residential development, and other
areas have been shown as Open Space with the central Village objective of preserving and, where
possible, enhancing environmentally sensitive areas such as wetlands and/or the rural character of the
Village. The objective of providing recreational opportunities for both residents and potential workers
of the Village is also important. Typical specific uses with this designation include forest preserves,
golf courses, parks, and other active/passive recreation facilities (See Environmental Plan – Chapter 6).
G) Mixed Use Areas (MU)
These areas contain two or more of any of the above uses. Sites will be reviewed by the Village based
on the provisions of the appropriate Zoning Ordinance classification for the uses proposed where
individual use elements should conform to the applicable districts. As such, the planned unit
development process may be an appropriate mechanism for petitioning the Village depending on the
individual circumstances of each case. The Village of Hawthorn Woods intends strictly to enforce the
provisions of its ordinances regarding maintaining the open character of the community and will limit
the use of fences and other obtrusive features that might otherwise erode the open character. The
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Village will control the architectural details of structures in its usual way through the development
approval process (See Architectural Review section – Environmental Plan – Chapter 6).
The rationale for the identification of particular Mixed Use designations has been based on a number
of factors including: site/area characteristics (including environmental constraints); locational
characteristics (such as accessibility and prominence); existing development and uses; surrounding
land uses/developments and appropriate use designations thereof. The Village recommends that any
potential petitioner for developing any of these developments utilize the Village’s conceptual planning
review process before proceeding to produce detailed proposals give the large number of potential
development scenarios’ varying acceptability to the Village.
The Mixed Use areas identified on this Plan Update are as follows:
•
Office Research/Light Industrial/ Commercial uses are favored by the Village for the area to
the southeast of Gilmer Road at its intersection with Midlothian Road. At present, this area
contains a mixture of residential and non-residential uses including the recently annexed Shell
gas station at Gilmer and Midlothian. The remainder of the areas is in unincorporated Lake
County and includes the Square One Plaza (predominately commercial use) at Gilmer and
Commercial Drive and also the Midlothian Center (predominately employment/office uses) to
the southeast of Gilmer, southwest of its intersection with Midlothian.
The rational for the Mixed Use designation of this area is based on the existing land use pattern
and also on the fact that many of the large residential lots may be suited for light industrial
office, or even commercial development, particularly if several of the lots are combined.
Environmentally sensitive parcels, including and adjacent to Pond-a-Rudy, abut this Mixed Use
Area and the Village will expect all development proposals to provide appropriate setbacks,
screening, and environmental safeguards.
•
Office Research/Agricultural Business uses are designated for the area between Midlothian
Road and the E.J. & E. Railroad. This area currently falls within the Village and is comprised
of large residential lots that fall within the Rural Estate category and also some limited nursery
activity. The potential appears to exist for the development of some of these lots for limited
small scale office development. Development of this area should allow for cross access
easements to minimize curb cuts onto Midlothian Road. An alternative land use for the area
may consist of a unified mixed-use planned development with retail, office, and residential
uses.
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5. PROPOSED ANNEXATION PLAN
The Proposed Annexation Plan is essentially comprised of the unincorporated areas within the
Village’s primary sphere of influence. The fundamental goal of annexation is to ensure the
compatibility of land uses and, also, to provide land use policies that will ensure development that is of
a scale and character acceptable in the Village of Hawthorn Woods. This Plan Update includes the
potential Village expansion north of Hawley Street (see Northern Planning Area in Chapter 11 of this
planning document).
5.A) PLANNING CONSIDERATIONS FOR ANNEXATION
In managing development within the target annexation areas shown on the Potential Annexation Areas
Map, the Village shall consider, among the factors, the following:
•
The location of the area in relation to the existing corporate limits of the Village of Hawthorn
Woods and to other municipalities;
•
Existing and future land use patterns in relation to adjacent areas and the Village as a whole;
•
Ability to control the future development of the area;
•
Socio-economic profile of the area;
•
Ability to provide adequate Village services;
•
Balance of costs and revenues to minimize financial impacts;
•
Contribution of the area in relation to the Community’s goals.
5.B) POLICIES FOR ANNEXATION
In view of and based upon the statement of Community Goals set out in Chapter 3 of this Plan and in
recognition of the interests of both the Village and those of the property owners and occupiers of land
parcels shown on the Annexation Plan, the Village shall take into consideration the following policies
and other material factors when reviewing proposals for the annexation of parcels of land to the
Village of Hawthorn Woods.
1.
The residents of the areas designated for annexation on the Plan should be well related in terms
of their sense of association with the Village of Hawthorn Woods and consider themselves
participants in the day to day activities and life of the community.
2.
The properties earmarked for annexation should be compatible or potentially so with the
character of Hawthorn Woods.
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3.
All annexation properties should only be incorporated into the Village of Hawthorn Woods if
they are capable of benefiting from Village services and facilities without demonstrative
economic or other hardship to the community. Examples of such services and facilities include
repair and maintenance of drainage ditches, storm sewer, and streets and police protection.
4.
Whenever and wherever possible, a subject property of Village annexation should be served by
the same units of governments as contiguous Village properties.
5.
The Village shall utilize annexation agreements to minimize or to ensure the avoidance of any
potential adverse impacts on the community.
5.C) RATIONALE FOR ANNEXATION PLAN AREAS
The Village has identified a number of areas on the Annexation Plan. Of these areas there are five
which it views with particular importance: 1) the area to the north and northwest of the Village; 2) the
area at the western edge of the Village extending up to Route 12; 3) the Kemper Lakes parcel to the
south of the Village between Route 22 and Old McHenry Road; 4) the area shown in the general
vicinity of the intersection of Gilmer and Midlothian Roads; and 5) the area north of Hawley Street in
the region bounded by Route 176/Hawley Street on the south, Fairfield Road on the west, Peterson
Road on the north and the Village of Mundelein on the east (See Northern Planning Area in Chapter 11
for the extent of this area).
The rationale underlying the potential annexation of all property delineated on the Annexation Plan can
be summarized as follows:
•
The Plan proposes definition of the Village limits up to the boundaries of other municipalities:
Mundelein to the northeast; Round Lake and Round Lake Park in the north; Long Grove to the
southeast; Lake Zurich to the south; and North Barrington/Route 12 to the west.
•
The future growth of the community is to some extent limited by the existence of the Forest
Preserve to northwest of the community.
•
The protection of the existing character of the Village (particularly where the annexation areas
are shown located in close proximity to the historic heart of Village).
•
The annexation areas identified on the Plan are compatible or there exists the potential for
compatibility with Hawthorn Woods.
•
The areas shown on the Plan will also assist in ensuring the protection of important
environmental features such as wetlands.
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6. ENVIRONMENTAL PLAN
The Village of Hawthorn Woods together with the surrounding area is characterized by a variety of
environmental features that have significantly contributed to the current pattern of development and
rural appearance of the Village and will play an important role in the growth of the community over
the period of the Plan.
The following environmental factors have been taken into consideration and have been partially
instrumental in defining the land uses shown on the Comprehensive Land Use Plan:
6.A) STORM WATER AND FLOODPLAINS
Hawthorn Woods was one of the leaders in adopting stormwater management regulations to reduce the
effects of flooding. The Village’s standard for stormwater rate of release is longer than County’s
stormwater standard. This lower rate generally allows for absorption of stormwater into the adjacent
soils and recharge of shallow aquifers when soil conditions permit.
6.B) WETLANDS
The Village has adopted regulations consistent with Lake County and Federal Army Corps of
Engineers for protection of wetland areas. The regulations encourage total avoidance with certain
exceptions including mitigation of low-quality wetlands that are often located in farmed areas. Existing
wetland areas in the Village are included on the Environmental Features Map within this document.
Wetlands are considered to be a source for the recharging of local shallow aquifers as well as areas to
mitigate stormwater. When of high quality, wetlands provide habitat for many forms of wildlife and
diverse plant communities. Wetlands within the community are often of lower quality do to past
agricultural practices. When new development occurs adjacent to wetlands, the Village regulations
provide for the evaluation of the wetland and for various levels of buffering. Buffer areas prior to
development often consist of exposed agricultural fields with little or no vegetation. Once planted with
vegetation as the Village ordinances require, these buffer areas become open space amenities often
with enhanced wetland features.
6.C) WOODLANDS
Included in the environmental plan are significant stands of woodlands. Woodlands contribute to the
natural resource elements of the Village’s character. The Village has an adopted tree preservation
ordinance to further protect and restore these resources. A part of the ordinance provides for landscape
plan submittals for new developments.
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6.D) HYDRIC SOILS
Hydric soils are prevalent throughout the Village. Hydric soils are associated with the topography of
land where natural swales and depressions form, stormwater conveyance happens, and wetlands occur.
The Village will continue to maintain a strong policy for the protection and preservation of these
environmental features, which will significantly affect the development potential of many sites. The
Village places particular emphasis on the preservation of wetland areas and soils that contribute to
maintaining the existing quality of groundwater.
6.E) PARKS AND RECREATION
The Village re-affirms the proposals for neighborhood and community parks identified on the Village
Master Plan for Parks and will endeavor to ensure that these areas are provided by developers when
possible. This Plan also endorses the themes and rationale contained in the Master Plan for the
provisions of land for parks and recreation. A part of this Comprehensive Plan is a Pedestrian and Bike
Ways Plan Map that identifies potential corridors and necessary connections for trails. This Map also
denotes the locations of existing parks as well as general areas for potential parks. The Pedestrian and
Bike Ways Plan Map is in Chapter 9: Transportation Plan.
6.F) OPEN SPACE
The Village considers the existing open space areas as centrally important in the established rural
character of the community and will endeavor to ensure that the large tracts identified for conservation
on the Master Plan will remain undeveloped given their conservation value to local residents and other
interests.
6.G) ARCHITECTURAL REVIEW
Village Ordinance requires that all proposals for development be reviewed by the Village’s
Architectural Review Board. The Village considers this review process as an important determining
factor in the acceptability of development proposals and will only approved projects that are of a
design and constructed with materials appropriate in the Village of Hawthorn Woods. Such
development proposals should give due regard to existing development in both the vicinity of the
subject property and the Village as a whole, and they should be of a design and materials that both
preserve and enhance the existing character of the Village.
6.H) LANDSCAPING
In addition to the preservation of existing open space and other environmental features outlined above
the Village considers the landscaping elements of new development proposals as an important
contributing factor in setting the future appearance of the community. Landscaping proposals should
contain a quantity and mix of landscape material appropriate for the scale and use of the development.
-30-
Developments such as major highway commercial uses will normally require a proportionally larger
quantity of landscape material than, for example, single-family homes. Where a non-residential use
abuts a residential use the Village will expect the developer to provide additional landscaping.
While the Village will continue to place significant emphasis on the landscaping elements of individual
development proposals, this Comprehensive Plan stresses a need to refine these landscaping elements
in various subdivisions to strengthen a unified landscaping corridor concept along the arterial
roadways traversing the Village. The functions of these scenic corridors can be summarized as follows:
•
To reduce the impact of traffic noise on the occupants of new residential property;
•
To protect existing healthy, native vegetation and to provide an appropriate environment for
wildlife;
•
To preserve the open rural character of the Village;
•
To provide a natural appearing buffer area between new development and the road right-ofway; and,
•
To provide natural expansive areas for road drainage.
-31-
-32-
The exhibit on the previous page identifies a number of roads for such scenic corridors within the
planning area. These roads are earmarked for widening by the County and/or currently designated
as Strategic Regional Arterials in the Chicago Area Transportation Study (CATS) 2020 Plan and
also the potential extension of IL Route 53. The exhibit also identifies possible locations for
Village entrance signage and landscape features that the Village may implement to promote
community awareness and cohesive design identity for these corridors throughout Hawthorn
Woods.
The exhibit on the following page illustrates where natural landscaping elements associated with
new development in the scenic corridors should be located. New development will be expected to
designate a minimum of 50 feet from the edge of the right-of-way for berming and generous
quantities of landscape material. In the case of the potential IL Route 53 (FAP 342) extension, the
Village will apply a minimum landscaped separation standard of 200 feet. Where possible, existing
vegetation worthy of retention should be preserved. Additionally in such corridors, attractive
entrance signage to new developments is anticipated and will be subject to review by the Village
as part of the development approval process.
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-34-
7. COMMUNITY FACILITIES PLAN
7.A) SANITARY SEWER
The County of Lake Framework Plan Update of 1994 outlines County facilities planning policy for the
Hawthorn Woods planning area. The Community Facilities Plan identifies six of the County’s fourteen
Facility Planning Areas (FPA’s) with boundaries in the Hawthorn Woods planning area. There are
existing public sanitary sewer and water facilities to the northwest (Wauconda), northeast (Mundelein),
and south/southeast (Lake Zurich/ Long Grove). Since the 1995 Comprehensive Plan amendment, the
Village of Hawthorn Woods has recently created a sub-FPA within its boundaries to service a limited
area of development. In addition, sanitary sewers have been extended to serve The Summit (formerly
Pheasant Ridge) subdivision and Hawthorn Woods Business Park from their respective FPA districts.
There are a number of community wells in the Village planning area at the present time and they are
the responsibility of Lake County to maintain. The Village will continue to cooperate with the County,
where necessary, to ensure that such facilities continue to function adequately, but it does not intend to
attempt to gain control of such facilities within the Village limits during the time-horizon of this Plan.
Zero Discharge/Spray Irrigation/Land Treatment Systems are considered by the Village as potential
alternatives to septic filtration fields in appropriate cases. The Village, however, endorses the policy
position of the County with respect to their use and adopts the following policies in this Plan:
•
Wastewater land treatment facilities will not normally be permitted where they will serve only
to increase the density of development over and above that which would otherwise be permitted
with individual septic and well.
•
The availability of wastewater land treatment facilities and/or technology alone will not be
considered as a justification for approval of such facilities by the Village;
•
Wastewater land treatment systems will normally only be approved when they are designed and
located so that the application field maximizes the potential benefits to open space and/or
agricultural interests; and,
•
The Village shall approve wastewater land treatment facilities only in those cases when the
Village of Hawthorn Woods has accepted, in writing and under seal, the party responsibility for
said system in the event of malfunction or failure.
While the above policies will likely restrict the use of land treatment systems to only a very limited
number of developments, the Village does identify the potential for their use in the Gilmer/Midlothian
and Old McHenry/Midlothian business areas discussed in the following chapter and on large tracks of
land appropriate for conservation subdivisions or commercial uses. All development proposals for
these areas will be subject to the aforementioned policies in relation to land treatment facilities.
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In the somewhat unlikely future scenario of a system-wide failure of existing individual septic sewer
and well facilities, then the Village may consider the extension of public sewer and water facilities into
both existing and future development areas.
7.B) WATER SUPPLY
The Village will continue to rely upon private wells for its water supply. Private wells may serve one
or more residential homes or businesses. Where multiple users could exist, the Village shall approve
the water system only in those cases when the Village has accepted in writing and under seal the party
responsibility for the system in the event of malfunction or issues associated with the water supply
system.
7.C) SCHOOL DISTRICTS
The Village currently is served by five school districts. The portions of the Village generally located in
Ela Township are served by Lake Zurich Unit School District 95, Kildeer District 96, and Stevenson
High School District 125. Presently, District 95 is building a new combination elementary and middle
school building south of Old McHenry Road, east of Lakewood Estates, and north of Acorn Acres
Subdivision.
The areas of the Village located in Fremont Township are served by Fremont Elementary School
District 79 and Mundelein High School District 120. The boundary maps of the various school districts
are contained within this document.
7.D) FIRE DISTRICTS
The Village is served by the Lake Zurich Fire Protection District, the Countryside Fire Protection
District, the Wauconda Fire Protection District, and the Long Grove Fire Protection District. The
attached Fire District Map shows the limits of these districts along with other fire districts within the
plan area.
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8. MIDLOTHIAN ROAD BUSINESS AREAS
An important facet of this update of the Village Comprehensive Plan is that it provides policy guidance
with respect to the potential for commercial/non-residential mixed use development in prominent
locations both in terms of their relationship to the Village and the wider planning area. Two areas that
the Village considers of particular importance, given both their location in the heart of the Village and
the potential impact of their development, are the sites around the intersections of the thoroughfares –
Gilmer/Midlothian and Old McHenry/Midlothian Roads.
It is envisioned that, ultimately, the development of both business areas will provide for a mixture of
uses comprised largely of small to medium scale retail/financial, office/professional, and agricultural
businesses. Each individual proposal for development shall be considered by the Village based on its
individual merits with regard to the designation of particular sites on this Plan, the Village’s Zoning
Ordinance and Subdivision Regulations, the Village’ s newly adopted Architectural Overlay District
(AO District), on-site conditions, and any other material considerations including the following
statements:
•
All development elements included in proposals in the business areas should be of a scale
comparable to residential development in the Village;
•
The density and overall intensity of development shall not exceed the appropriate standards as
contained in the Village’s Zoning Ordinance and Subdivision Regulations and shall be
congruous with the rural character of the Village;
•
The desired development scenario for both business areas is one that provides for a variety of
uses with a positive tax impact for the Community with the underlying aim of partially
relieving Village residents of the local tax burden;
•
Provisions of open space areas, landscaping, and quality of design and materials will be
afforded considerable weight by the Village when considering proposals for development in
these areas, given their prominent location in the Village. Examples of individual elements of
potential development proposals that the Village anticipates for these areas include, but are not
necessarily limited to the following:
i)
Architectural design criteria – pitched roofs, brick facades, low rise (usually 1to 1½
stories in height)
ii)
Screening of parking areas and the use of landscape parking area islands to breakup large parking lots; and,
iii)
Buffer areas between non-residential and residential uses including the use of berms
and generous quantities of landscape material.
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•
The Village further envisions that such commercial development might incorporate limited
residential development elements as part of the mixed use proposals considered through the
planned unit development/special use procedures. In particular the Village believes that
residential elements in certain instances could be provided above the commercial uses
assuming there are appropriate design safeguards to conserve the overall character of the
Village.
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9. TRANSPORTATION PLAN
This Transportation Plan element of the Comprehensive Plan has relied on source material including
the Chicago Area Transportation Study (CATS) 2020 Plan (2000), the Lake County Framework Plan
Update, Operation Green Light (PACE), and other supplementary information. From these sources, the
proposed infrastructure improvements are outlined on the two maps contained within this chapter.
Essentially, the Transportation Plan reflects the general provisions of the 1988 and 1995 updates of the
Village’s Plan, but it now explicitly identifies: U.S. Route 12 and IL. Route 176 and 22 as Strategic
Regional Arterials (CATS) and IL Route 60, Fairfield, Gilmer, Quentin, and Old McHenry Roads for
widening programs (2 to 4 lanes). The Village recognizes the significance of all these projects for the
future growth and prosperity of the community and endorses them in principal. While the Village also
recognizes the State’s proposals for the extension of IL Route 53, it, however, opposes the construction
of the toll-way.
The Chicago Area Transportation Study (CATS) 2020 Plan identifies the E.J.& E. Railroad tracks
passing through the community for a potential commuter station. While the Village recognizes CATS
may have long range plans for such a facility, it opposes the construction of a station.
As detailed on the Pedestrian and Bike Ways Plan Map, a component of the Village Transportation
Plan is the movement of pedestrians and bikes through the community on existing local streets and
trails created for this purpose. Historically, the Village has required interconnections of local streets in
a manner to discourage through traffic, to maintain slower traffic, and to increase safety. This extra
safety is conducive for pedestrian and bike use.
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10. IMPLEMENTATION
The main purpose of the Village’s Comprehensive Plan is to serve as a generalized guide for
development. To this end, the Plan informs both the public and potential developers as to the goals,
objectives, and land use designations, which the Village has adopted. Village staff review, the
Hawthorn Woods Plan Commission’s guidance, the Village Board’s direction, and community
residents’ participation will help to ensure that usually only those proposals for development that
conforms to the provisions of this update of the Plan will be afforded the benefit of physical expression
on the ground. Through the implementation, application, and amendment of the Village’s Zoning
Ordinance, Subdivision Regulations, and any other development-related Ordinance, the planned
balance and implied blend of land uses can be achieved.
The Village has historically developed around a standard residential development pattern of one unit
per acre of land. While residential development will continue to comprise the most abundant land use
in the Village, this Plan recognizes the need to broaden the tax base and lessen the tax burden on
Village residents. For this reason, the Village has included as part of the 2004 Plan Update a North
Planning Area. The North Planning Area, as included in this plan amendment, is anticipated to have a
development pattern which includes potentially greater areas of commercial land uses, a slightly higher
residential land use pattern, and potentially some business park areas unique to the present Village.
Should the North Planning Area begin to develop further evaluation of Village infrastructure, services,
and staffing may be needed. The North Planning Area is anticipated to develop with equivalent
safeguards intended to ensure the preservation of the existing community character and the interests of
surrounding property owners.
If the North Planning Area does not develop within the Village, the primary commercial areas will
remain those properties along U.S. Highway Route 12 and Midlothian Road.
The Plan continues the theme of diversity and reacts to a change in zoning classifications by providing
for an Agricultural Business land use classification and two new classifications to identify distinct land
use patterns associated with Conservation Estate and Moderate Density Residential developments. The
Village believes that these new land uses can provide for a sympathetic form of development that
lowers the tax burden on residents.
The Village may revise any or all of the provisions of this Plan from time to time, but, before doing so,
it will hold the necessary public meetings and hearings into any potential changes to the Plan. In this
regard, the Village strongly encourages public participation and will publish relevant notices in the
media. The continued combined efforts of Village residents, officials, and staff will assist in the
successful implementation of the provisions of this plan to the year 2030 and beyond.
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11. NORTHERN PLANNING AREA
The 2004 Comprehensive Plan addresses many of the changing conditions that have arisen in the
Village since the adoption of the 1995 Plan Update. These conditions include new developments, the
addition of new residential categories, and the need for roadway improvements. Additionally, a large
concern of the 2004 Plan is the need for the expansion of the Village in a manner sustainable in terms
of both quality of life and fiscal soundness. To this end, the Village has decided to expand its
immediate planning area to the north of its current Village limits. The purpose of this addendum is to
address the environmental, political, and physical conditions to insure an orderly and effective
development of this area. Furthermore, this addendum addresses the concerns of the Village with
sound and feasible planning practices. The Northern Planning Area (NPA) provides a number of great
opportunities for the long-term growth of the Village. It provides extra space to develop homes for
forecasted population growth, it is ideally situated to establish commercial uses for the creation of a
Village sales tax-base, and it allows the Village to form a well-defined northern boundary.
11.A) PLANNING AREA
The focus of the Northern Planning Area is the area north of Hawley Street and Route 176, east of
Fairfield Road, south of Peterson Road, and west of the Village of Mundelein limits. The total north
planning area consists of approximately 6,600 areas of which approximately 4,700 acres of land are
suitable for development. The balance of the land is contained within Lake County Forest Preserve,
school properties, the Ivanhoe Club, and Summer Hills Estates.
11.B) PURPOSE AND GOALS
In order to insure compatibility with the existing and planned development of Hawthorn Woods, this
addendum adopts the purpose and goals stated in the 2004 Comprehensive Plan. This addendum,
however, does make minor variations to the acceptable conditions of the types of development with
respect to their exact characteristics that may be allowable. These variations are noted under the
description of the Land Use Plan for the Northern Planning Area.
11.C) CURRENT CONDITIONS
As mentioned above, the NPA consists of approximately 6,600 acres of land, which housed a
population of approximately 1,050 people in 2000. In terms of land use, the area is very comparable to
the current existing development of the Village. The primary land use in the NPA is overwhelmingly
agricultural and rural uses. Ivanhoe Country Club located in the north central area of the NPA, and
Summer Hill Estates, located along Fairfield Road among the Lake County Forest Preserve properties,
are the only significant developments. The Ivanhoe Club consists mainly of large, clustered singlefamily homes built around a golf course, but the development also contains a cluster of townhomes in
the northern portion of the site. The Summer Hill Estates consist of large lot single-family homes with
large wetland features. The most developed portion of the area is located along the southeastern corner
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outside of the NPA where it borders the Village of Mundelein. In this area, a cluster of small
commercial sites and traditional single-family housing has been developed.
Also in the southeast corner, the Lake County Forest Preserve District currently owns and operates
approximately 104 acres for its Countryside Golf Course. In the eastern portion, the District owns and
operates approximately 1,000 acres in its Lakewood Forest Preserve, which is one of the Districts
largest holdings. Other public holdings in the NPA include approximately 22 acres along Fremont
Center Road just west of the Ivanhoe Estates owned by Fremont School District 79. School District 79
operates its sole middle school on this property. Just west of the middle school across Fremont Center
Road, School District 79 also owns approximately 98 acres upon which it operates its only elementary
school.
The NPA is ideally situated in terms of roadway infrastructure capacity. The NPA is serviced by six
major roads that allow for easy travel to the surrounding areas. Most significant of these roadways are
Gilmer Road and IL Route 60, which provide northwest/southeast access; Fairfield Road, which acts as
a major north/south arterial traffic way; IL Route 83, which provides a northeast/southwest route; and
Hawley Street and IL Route 176, which provides east/west access. The Illinois Department of
Transportation has already purchased rights-of-way for the proposed expansion for IL Route 53 just to
the east of the NPA. As mentioned previously in the 2004 Comprehensive Plan, the Village is opposed
to the expansion of IL Route 53.
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11.D) GOVERNMENTAL DISTRICTS
A) Township Government
The NPA is completely contained within Fremont Township. The township government provides a
variety of services including emergency relief assistance, transportation coordination, and community
outreach programs.
B) School Districts
The entire NPA is currently serviced by Fremont Elementary School District 79 and Mundelein
Community Consolidated District 120. As mentioned previously, School District 79 currently operates
its only middle school within the central portion of the NPA and its only elementary school just to the
west of the middle school along Fremont Center Road.
Mundelein Community Consolidated District 120 currently operates one high school within the Village
of Mundelein along Hawley Street, which is about a quarter mile east of the NPA.
C) Facilities Planning Areas
The NPA is currently divided amongst four facilities planning areas(FPAs): Northwest Lake FPA,
Northeast Central Lake FPA, Mundelein FPA, and the Wauconda FPA. The largest portion of the NPA
is located in the Northwest Lake FPA, which roughly encompasses the central and western portions of
the NPA. The Mundelein FPA currently occupies the southeast corner of the NPA and the Northeast
Central Lake FPA occupies the northeast corner of the NPA. The Wauconda FPA contains a small
portion of the NPA in the southwest corner. Two portions of the NPA in the southwestern and south
central areas are not currently allocated to any FPA.
D) Fire Protection Districts
The NPA is served by three fire protection districts: the Countryside Fire Protection District, the
Grayslake Fire Protection District, and the Wauconda Fire Protection District.
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11.E) LAND USE PLAN
The NPA Land Use Plan adopts the overall 2004 Comprehensive Plan’s land use categories and their
general descriptions as outline in Chapter 4. This section also retains the forecasted projections for
population and housing units outlined in Chapter 4 as a basis for the expansion of the Village into the
NPA. This Land Use Plan, however, refines certain limits on development in order to take advantage
of the opportunities that the area of the NPA presents. These new limits for each land use as well as the
expectations for each development are described below.
A) Estate Residential Areas (E)
The Estate Residential category is designated for the largest portion of the land in the NPA. The
intended purpose of this category is to provide large lot single-family housing on between 1 and 2 acre
lots, which correspond to the current character of the Village. The intended development requirements
mentioned in Chapter 4 are also retained in the NPA. In the NPA, Estate areas, however, can be
considered for large planned developments that are made of a variety of housing and potentially other
uses. As an example, the Estate use makes up the largest portion of housing uses in the Ivanhoe
Country Club, but overall, the development mixes a number of housing types as well as recreational
open space. In order for planned developments to be considered as valid uses on Estate designated
parcels, the overall residential and development density must be consistent with the current level of
development density of the Village (see Table 5 in Chapter 4). Planned developments will also be
considered if they are found to be consistent by providing extraordinary benefits as decided by the
Village Board and recommended by the Plan Commission after holding appropriate public hearings.
B) Moderate Density Residential Areas (MDR)
The Moderate Density Residential category designates areas that are capable of being developed at
slightly higher densities of residential uses with minimum open space area requirements. As with the
requirements outlined in Chapter 4, single-family lot sizes may range from 13,000 to 20,000 square
feet with densities not to exceed 1.3 dwelling units per acre. For attached residential units, gross
densities should not exceed 2.0 dwelling units per acre. In all cases, architectural design and building
materials should be of a high quality. In the NPA, properties designated for Moderate Density
Residential uses may be considered for mixed-use developments for a variety of residential units,
including attached single-family and senior housing, and a variety of uses, including small commercial
centers and small office buildings. This variety of uses should meet the requirements as prescribed in
their respective categories in Chapter 4 and this section. As with planned developments in Estate
Residential areas, mixed use developments will only be considered if they meet the character and
density of development within the Village. As with Estate uses, planned developments will also be
considered if they provide extraordinary benefits to the community as determined by the Village Board
and as recommended by the Plan Commission after holding the appropriate public hearings.
Moderate Density Residential uses are located in four areas within the NPA. One area is the townhome
portion of the Ivanhoe Club. The other three areas are situated next to uses that provide for the
opportunity to integrate developments with a unified design approach. Two areas are situated in the
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southwest portion of the NPA next to areas planned for Business uses, and the other area is located
next to an area designated for Office/Office Research uses. Each area also contains high quality
environmental areas that can be used to enhance developments and to create buffer areas for different
residential uses.
C) Business Areas (B)
As outlined in the introduction of this chapter, one of the primary impetuses for the incorporation of
the NPA into the 2004 Comprehensive Plan is to expand the capability of the Village to increase its
sales-tax base through the development of commercial and business uses. The Business uses should be
consistent with those described in Chapter 4. To this end, the uses should conform to the character of
the Village and be of high quality architectural design and building materials. Unlike the Business
Areas described in Chapter 4, the Village is willing to consider slightly larger developments as long as
they conform to the character of the Village and incorporate a unified design containing open space
and buffer areas.
The areas designated for Business uses are strategically located at major intersections within the NPA.
These areas provide ideal locations in terms of traffic, visibility, and access to attract business and
commercial developers and users. The key to the development of these areas is the mitigation of
adverse factors that they might generate for surrounding uses. These adverse effects include problems
business and commercial uses can create in terms of traffic, scale, and noise. Developments should
incorporate the necessary precautions to insure that the developments can work within a primarily
single-family residential area.
D) Office/Office Research Areas (O/OR)
The NPA Land Use Map designates two areas for office/office research uses. The areas are located
along Illinois Route 176 in the south area of the NPA. The development of this area is expected to be
in terms of employment type uses as described in the Office/Office Research category described in
Chapter 4. The Village is also willing to consider more unified business park designs, which are
compatible with the surrounding land uses as long as they correspond to the Village’s character and
overlay district standards for development.
F) Open Space and Public/Quasi-Public Space (OS)
The areas designated for Open Space and Public/Quasi-Public Space uses reflect the same areas and
for the same reasons outlined in Chapter 4. The majority of the areas consist of some high-quality
natural resource feature, such as a lake, a wetland, or a tree grove, that the Village feels add to its
character and quality of life. The properties owned and operated by School District 79 along Fremont
Center Road are also included in this land use designation. Any development that occurs around these
areas should provide the necessary safe guards to preserve their current character and the future
benefits that they may provide to the Village.
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11.F) ENVIRONMENTAL FEATURES
The Environmental Features Map outlines the areas of environmental sensitivity within the NPA.
These areas consist of wetlands, lakes, tree groves, and other types of areas that the Village perceives
as enhancing the aesthetic and quality of life of the area. It is also important to note the large holdings
by the Lake County Forest Preserve District within the NPA. Development next to these holdings
should respect their function as regional open space and provide ample buffer to mitigate any harm that
may be caused to the environmental habitats these areas provide. The guidelines and considerations for
the Environmental Plan outlined in Chapter 4 should be applied to the NPA.
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Village of Hawthorn Woods

Transcription

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