Village of Long Grove Plan Commission

Meeting Minutes

January 2, 2001

Present: Chairman Young, Commissioners Dean, Jenkins, Borawski, Walter, and Coffin, Village Manager Doughty, Planner Kendig and Assistant to the Village Manager Johnson.

Absent: Commissioner Tarnaris

Arriving Late: Commissioners Di Iorio (arrived at the meeting at 8:25pm) and Phillips (arrived at the meeting at 8:45pm).

I. PUBLIC HEARING - B-1-A Comprehensive Plan Sub-Area Concept Plan and

Parcel #7 Considerations.

Public Hearing called to order by Chairman Young at 8:10 p.m. Village Manager Doughty read public notice and swore in all wishing to testify. Chairman Young opened the floor for public comment.

-Bob Stoll, owner of Red Oaks, stated he had been involved in the B-1-A expansion plan from the beginning. The idea of expansion arose out of the need to be competitive. Long Grove needs to remain viable, while retaining its charm, which is distinctly different from what's out there.

- Barbara Turner, 2853 RFD, read statement by Ms. Margaret Riley, 3370 RFD, setting forth reasons why the B-1-A expansion is not consistent with the goals set forth in the Comprehensive Plan. Ms. Turner then spoke for herself and those sharing her views who had "elected" her as their spokesperson. Ms. Turner questioned why the B-1 area is not sufficient. Suggested looking at the existing business district first, its uses and restrictions to address problems without changing character of downtown. Noted that upstairs business are difficult to access. Suggested having living or overnight or artisan quarters in upstairs spaces. Suggested asking the residents what they want from their downtown. Noted that antiques used to be the draw to Long Grove, and Wondered if that should be revisited. Recommended tabling B-1-A expansion until existing problems downtown are addressed, including parking.

- Karen Schmitt, 3453 RFD, resident 28 years, CDC director 3 ½ years, noted that Ms. Turner's points were well taken, but that expansion arose out of a lot of time and effort and thought, not just overnight. Advised that Long Grove has not kept up with the strong economy. Business has been flat. 48 of 65 business reported sales down 10-50% before the snow and cold weather.

Guestimated that December sales would be half of the last three Decembers. Need to infuse vitality downtown. Agreed that existing zoning restrictions such as size and space are problematic and need to be addressed, but stated that the B-1-A expansion was intended to compliment existing businesses and would make the business district stronger. In her opinion, Long Grove needs the country inn and site #7 is the best location.

- Rick Rubenstein, 1233 RFD, stated that an overall vision for the downtown was vital and suggested that the Plan Commission seek input from the Village Board, then spend money on consultants and other professionals who could assist in achieving the vision set.

-Bob Riley, 3370 RFD, 50 year resident, questioned why we need 90+ shops for tourists, plus tents and festivals. Questioned whether the sales tax was worth the traffic, garbage and other problems. We don't need more beer tracks or Coke trucks. If town is bad, don't open new stores. Village doesn't have infrastructure for more people. Should not expand commercial zoning at the expense of residents.

- Susan Vanderbosh, 3253 RFD, bought in Long Grove because it valued residential. Wants to protect the zoning. Think about the proposed business being next to your home. We should not put something in just because it's a good place for it.

- Ted Lazakis, 3723 RFD, said Long Grove is a special place to live. Not duplicated anywhere. Tourists come here for that. Both residents and tourists lose with growth. Time to draw limits and stay small. Not smart to grow to keep what we have. Does strategic planning for a living. Need to look at what exists and improve what's there, not add competing businesses.

- Caroline Liebl cautioned that we not allow Long Grove to become another Galena, milked for all it was worth with cheap goods and t-shirt shops. Don't bring in hotel when shops aren't doing well. The B-1-A is not contiguous and w/II take away business from downtown. Focus on residential instead of commercial. Deer Park growth is not what Long Grove residents want. We don't need dry cleaners or deli, they exist close enough.

- Norma Sayles, 1128 RFD, Galena used to be antique shops, which you can have 20 of and they're not all the same. Need to take care of problems downtown. Should not have three stores selling the same thing for different prices and competing with each other.

- Carolyn Denaro, 2333 RFD, people come here for the country experience. We'll lose that with proposed expansion. Don't want entrances into downtown to change character of Village. Opposed to the B-1-A expansion. Need to take care of what we have.

-Lisa Phillips, 3316 RFD, don't want to see residents vs. tourists. We should look to places like Seal Beach, (state?) as an example. Business people understood that bread & butter is residents' repeat business. Residents want a downtown they can be a part of too. Don't create development to solve problems. Bring in repeat local business by managing the business mix.

- Tom Hilligoss, stated he owned a business and lived in the community. Said it's been hard to make a decent business with the downward trends in Long Grove. Long Grove is a great community. Challenge is to create a good business atmosphere and attract businesses that fit community. The B-1-A is thoughtful. Don't just throw it away. Positive results can come from doing the fight thing with it.

With no further comments, Chairman Young closed the public hearing at 9:05 p.m.

H. Meeting Gaveled to Order.

Meeting called to order by Chairman Young at 9:05 p.m.

III. Minutes of December 5, 2000.

Motion to accept the minutes of December 5, 2000 as presented made by Commissioner Walter, seconded by Commissioner Borawski. Ayes all. Motion carried.

IV. Old Business.
A. B-l-A, Parcel 07 Review.

The Commissioners considered the memorandum distributed by Commissioner Dean and discussed site #7 and the need to focus on the existing business area before expanding outside it. Commissioner Coffin stated that from the beginning was opposed to including sites 6, 7, 8 and 9 in the B-1-A expansion sub-area. If proposed businesses did not do well, it could end up to the courts to decide what types of businesses would operate in these residential areas. There has been discussion of buying the property for open space and he supports that idea. Commissioner Dean stated that there were several strong reasons for removing this site, among them: the need to focus attention on the core of the business district; identifying and solving problems such as zoning restrictions that prohibit desirable businesses; the need to determine how to get more money from existing spaces and businesses, not more people, more traffic; and ensuring that merchants offering unique retail are recruited to the Village. He also note that removal of site #7 would preserve the historic sense of limiting the business district.

Motion to recommend that parcel #7 be removed from the B-1-A Sub-area Concept Plan of the Comprehensive Plan made by Commissioner Coffin, seconded by Commissioner Dean. In a roll call vote, Commissioners Coffin, Walter, Borawski, Dean and Chairman Young voted aye. Commissioners Di Iorio, Phillips and Jenkins voted nay. Motion carried.

B. B-l-A, Sub-area Concept Plan Parcels and Uses.

Commissioner Dean noted that the public comments were very positive and expressed well. He questioned what is wanted from downtown. He noted that the greatest need is to attract customers, including, especially residents. Tourism is great, but fickle. Need to focus on primary and secondary markets. Get people into town more often, spending more money per transaction. Need to identify what businesses we want, not just willing to tolerate, that are not available anywhere else. Where are the public spaces like coffee shops? Need to look at the B-1 and create a viable business district that attracts repeat business from Long Grove and neighboring community residents.

Commissioner Young questioned whether these were different things; the big money items and coffee shops. Commissioner Dean stated that intercept studies showed that people wanted more amenities, such as shaded areas, bistro, water fountains, ATM machines. We need to have both things. Everything added should improve the quality of downtown, energize the community.

There was discussion about the need to consider changes to zoning limits, such as building size and types of business, that has impeded the business district's attracting desirable retailers and that the Commission needed guidance as to what those problems were. The Commission asked that staff identify those aspects of the current B-1 zoning and regulations that in their experience have stood in the way of recruiting desirable businesses. It asked the CDC to provide its own list of restraints as owners and merchants saw them, a long-range plan for three, five and 10 years and a vision statement about the business district. Other information identified as helpful was: the Village's plan and financial requirements for the next 10 years; what other areas of commercial development the Village has identified to support those financial needs (e.g. Lake Cook and 53); resident input, perhaps requiring a formal group; the Park District's long-range plans and needs; and information on how an artisan village would work, (i.e. financing and, square footage needs, etc.). There was discussion about using a consultant to provide information on the primary and secondary markets and retailers that would suit those markets and that sites # 6, 8 and 9 should be set aside and focus should be on the immediately contiguous sites # 1, 2, 3, 4 and 5 for any expansion.

Planner Kendig expressed his concerns that residents would balk at businesses like drugstores which bring heavy repeat business, while at the same time claiming they want to use the downtown and that this review process needed to be on the fast track to avoid losing potential desirable businesses to other developments like Deer Park. He noted that there was huge purchasing power in Long Grove, but it was lost because residents buy their autos, groceries, drags and other items elsewhere and what's left for Long Grove are the "trinkets." He expressed support for the country inn and its location and concern about the negative press surrounding the review and decision.

Commissioner Borawski questioned the need for a consultant, noting that there was a great deal of expertise in Long Grove in business and property owners and residents, all of whom have an interest in the Village's success.

Motion to recommend that the Comprehensive Plan be amended to remove sites designated as #6, #8 and #9 from the B-I-A Sub-area made by Commissioner Dean, seconded by Commissioner Coffin. In a roll call vote, Commissioners Dean, Jenkins, Coffin and Walter and Chairman Young voted aye. Commissioners Borawski, Phillips and Di Iorio voted nay. Motion carried.

Commissioner Walter excused himself from the meeting at this time (10:30 pm). He was applauded by the audience and fellow Commissioners for having attended the meeting in obvious discomfort following jaw surgery.

Following further discussion, motion to recommend to the Village Board that a consultant be retained to identify appropriate retail opportunities for the B-1 business district and B-1-A Sub-area parcels on a fast track basis made by Commissioner Dean, seconded by Commissioner Borawski. Ayes all (Commissioner Walter absent). Motion carried.

B. B-l-A, Sub-area Concept Plan Parcels and Uses

This item was part of the overall discussion on the business district and sub-area parcels as set forth above.

C. Amlex Long Grove Inn Petition.

Bill Feldgreber, petitioner, asked the Commission for direction on his petition now that site #7 had been recommended for removal from the B-1-A Sub-area. The Commissioners advised Mr. Feldgreber that the zoning for the parcel had never changed, it had always been zoned R-2 residential and that his petition was for a PUD, Special Use. Therefore, removing the parcel from the B-1-A Sub-area did not affect his petition and the next step would be a public hearing if he so desired. Mr. Feldgreber stated that with the modified size of the inn he was proposing, he felt confident it would be well received and requested a public hearing.

Motion to hold a public hearing for the purpose of hearing the petition of Amlex Developers for a country inn on that property commonly known as 3105, 3107 and 3111 RFD, Old McHenry Road made by Commissioner Dean, seconded by Commissioner Di Irorio. Ayes all. (Commissioner Walter absent. Motion carried.

D. B-l, Uses, Structure Size and Historic Value Standards.

This item was part of the overall discussion on the business district and sub-area parcels as set forth in item A. Above.

E. Conservancy Easement Buffers.

Village Manager Doughty advised the Commission that although this item had been discussed at the last meeting, a public hearing was required prior to a formal recommendation to the Village Board. He also advised that while the memorandum from Sara Sturtz of the Conservancy and Scenic Corridor Committee mentioned a buffer often feet, a buffer of between 15 and 20 feet would more realistically protect conservancy areas. Them was discussion about how large the buffer area should be and what could and could not be placed within the area, e.g. patios, decks, gazebos, driveways, pools, etc. The Commission requested that staff consider and prepare a recommendation as to the size and limitations within the proposed buffer area.

V. New Business - none.
VI. Committee Reports - none.
VII. Planner's Report - none.

Administrative Report.

A. Public Hearing and Notice Policy.

This item was tabled for a future meeting.

IX. Adjournment of Meeting.

Motion to adjourn made by Commissioner Dean, seconded by Commissioner Borawski. Ayes all. Meeting adjourned at 11:03 p.m.

Respectfully submitted,

Camy Gould Secretary