Senior Housing Plan on Tin Cup Road Heads to Mahomet Board Amid Fox Run Concerns

A 28‑unit senior housing project proposed between Tin Cup Campground and the Fox Run subdivision is headed to the Mahomet Village Board on June 16.

The proposal was discussed at the May Planning and Zoning Commission meeting, where Fox Run residents asked trustees about tree protection and enforcement of age and development promises before approval of the Large‑Scale Residential Development (LSRD) designation.

Tin Cup Village LLC is seeking LSRD designation for a 7‑acre senior housing development on the south side of Tin Cup Road, directly between the campground and Fox Run.

At the May 5 PZC hearing, the Fox Run HOA president and neighbors focused on ensuring the white pine buffer along the east property line would remain in place and on whether they could trust that development promises would be honored.

Residents said they had little faith that commitments will be carried out, requested that all the white pine trees be granted to Fox Run ownership, and asked that any damage to trees be repaired and the buffer put back in order if disturbed by construction. Language in the PNZ board packet suggested housing for people 55 and older, but the requirement that the owner must enforce the age restriction.

They questioned what would happen if the units were built as senior housing, but the owner later faced pressure to fill vacancies and admit younger residents.

The Village believes this development will not impact the Mahomet-Seymour School District, with the focus on housing for older individuals. Still, the Village of Mahomet has approved approximately 260 new single-family dwellings within Village limits that are expected to be built within the next decade.

During the public discussion, Village representatives clarified that conditions attached to the LSRD approval become zoning conditions that run with the land, including the 55‑and‑older requirement and the mandate to maintain and replace trees along the east line. If the applicant should not adhere to the conditions of the LSRD, the Village of Mahomet would have the right to to take legal action against the property owner for non‑compliance., if they chose to.

The Board packet lays out conditions that staff and the PZC are asking trustees to attach to approval. Among them are: a maximum of 28 units; a one‑story building limit; dark‑sky‑certified, fully shielded lighting; maintenance and timed replacement of trees along the Fox Run side; no drive connections to Huntleigh Drive or Hillcrest Court; and a requirement that all residents be age 55 or older, with enforcement by the owner.

To address long‑running concerns in Fox Run about new cut‑through traffic, the developer’s concept plan omits any roadway connections to existing Fox Run stub streets and instead relies on a single private entrance from Tin Cup Road. This only leaves one access point to the subdivision, a practice the Village has shyed away from over the last decade.

At the same time, one of the conditions would require a future right‑of‑way dedication through the campground property so that, if the remaining Fox Run area ever builds out, a new public street could eventually connect to Katelyn Lane without using the senior housing drive.

The packet notes that the developer must secure an entrance permit from Champaign County for the Tin Cup Road access, and that stormwater, sidewalks, and internal circulation will be reviewed again at the detailed site‑plan stage by Village staff.

The Village board meets at 7 p.m. on June 16. If approved, this item could move the the agenda later this month.