VILLAGE OF LONG GROVE
Plan Commission
April 2, 2002
Present: Commissioners Borawski, Coffin, Gould, Jenkins, F. Phillips, L. Phillips, and Walter, Acting Village Manager Chen, Village Superintendent Block, and Planner Kendig.
Absent: Commissioner Di Iorio (arrived later)
Meeting called to order at 8:02 PM.
Commissioner F. Phillips moved that Commissioner Borawski be made Chairman pro-temp for this meeting in the absence of Chairman Young.
Commissioner Walter seconded the motion.
Ayes all.
Motion carried.
Meeting gaveled to order at 8:04 PM by Chairman pro-temp Borawski .
II. MINUTES OF MARCH 5 & 20, 2002
Commissioner F. Phillips moved to accept them as submitted.
Commissioner Walter seconded the motion.
Ayes all.
Motion carried.
Corrections:
Walter not Walters in I.
Mews rather than Muze paragraphs 5 & 6 of II. A.
In section II. A add comment:
Commissioner Walter agreed with others that buffers adjoining residential lots should be uniformly 50 ft. where adjacent to residential, expressed reservations about play lot adjoining Stockbridge Farms residences and requested right turn lane on North bound Diamond Lake Road.
Commissioner F. Phillips moved to accept the minutes of 3/20 as amended.
Commissioner Gould seconded the motion.
Ayes all.
Motion carried.
Mr. Greg Collins with Concorde Developments referenced letter sent to Acting Village Manager Chen dated April 1 wherein Mr. Collins responds to some of the Commissions concerns.
Chairman Borawski asked when the landscaping plan will be completed. Mr. Collins said by April 16 all landscaping plans will be completed.
Mr. Collins also referenced a letter from Christopher B. Burke dated March 22 suggesting that the proposed water management plans would continue as originally planned based on the difficulty of getting approval for Planner Kendig’s water retention plan.
Commissioner Di Iorio arrived at 8:10.
Access from Diamond lake road is simplified to a simple road. Rural cross section, not curb and gutter for 100 ft scenic corridor. Bypass lane shown.
Route 83 entrance simplified. Tree survey overlapped on land plan. Tried to keep trees on protected list.
All buffer areas will be in out lots.
Plan has changed in central east portion to accommodate trees however now there isn’t a buffer in every back-to-back or side-to-back lot situation.
North portion of plan has varying lot placement so buffers vary from 30 ft to 100 ft.
Chairman Borawski requested that building pads for lots be resubmitted. Collins said he would do it.
Planner Kendig proposed a plan for the western Diamond Lake Portion that would allow a buffer reconfigured to 70’ by laying these lots out differently.
Two alternatives for western area may be proposed for public hearing due to timing.
Commissioner Walter requested adjoining lot lines be displayed as well.
Commissioner Di Iorio asked to see detail of Route 83 exit.
Commissioner Walter requested a right hand turn lane on Diamond Lake. There is a right turn lane on all the other Stockbridge entrances. The Traffic engineer said that the traffic does not require them to have a right hand turn. Mr. Collins says that they will add it if they can get permit from the county.
Chairman Borwaski requested greater detailed descriptions of the play areas.
Commissioner Di Iorio suggests that Superintendent Block look at the setback/garage inconsistency to determine if the current code allows garages in the set back area.
Commissioner Gould asked the developers if they will recycle construction waste. Mr. Collins said they will consider doing so.
Chairman Borawski restated that the petition in front of this Commission is a new petition. It must be clear, detailed and complete in order to allow the Commission to make a recommendation.
Mr. Shepro read the letter dated March 29 sent to the Commission.
Commissioner Walter thought steeple height was 49 ft from ground level but architect may think it means from roofline. Commissioner Walter would like this point clarified.
Borawski is asking what limit on sitting the petitioner would accept as a max for the petition. Mr. Shepro said that the petition is a total package ‘as is’ unless giving in on the seats guarantees that a permit will be allowed.
Mr. Shepro said he would be willing to lookat seating as part of a total proposal that would lead to a permit.
Building specifications were described as follows:
Admin building – 2 story, 6200 footprint, square footage 18600 (basement)
Sanctuary building – 2 story, 10,000 footprint, square footage 20,000 (900 to 1200 seats) (balcony) no basement
Fellowship – 1 story, 33,000 footprint and square footage 33,000 (tall as two story because of gym) no basement
Parsonages – 2500 each, there are two
Chairman Borawski restated the need to get up-to-date petition information with the complete submission of this new petition.
Chairman Borawski asked for a proposal on lighting to be clarified.
Mr. Shepro said his client is reluctant to spend money on detailed elevations because he feels that given the history the Commission would not be receptive to it anyway. But he is willing to provide a new architectural rendering.
Commissioner Gould clarified that the Commission did not object to a play area. The Commission just wanted the land to be unbuildable in the future.
Commissioner Gould agreed with Mr. Valenti that a larger buffer is necessary on the Southern side since that south area is residential.
Mr. Valenti restated that he has not seen the landscape buffer plan. He referred to letter of April 4 of 2001 that suggested a more significant setback on the old petition for this Church. Mr. Valenti said that due to the commercial tone of this project, a 200ft buffer with no parking, lighting, etc. is appropriate to transition from commercial to single family.
Chairman Borawski restated that this is a new petition and that letter refereeing to the an old petition were not relevant. He requested that Mr. Valenti submit a new letter with regard to current petition if he had any issues he wished to address.
Mr. Shepro agreed that this is a new petition. He said the first petition was a request for annexation. The Church, in that case, would be entitled to whatever the Village was willing to give. Subsequently Church was annexed involuntary. Now the Church feels they should be allowed to get whatever ordinances allow.
Marcia Marshall said that the current petition for 99,000 sq feet represents less than 10% of allowable build floor area ratio. Under current ordinances the Petitioner can build up to 400,000 square feet. Village has already set the precedent of allowing expansion of PUDs. She suggested that church put off public hearing. She would also like to be part of any process to arbitrate or negotiate a solution.
Mr. Shepro says they would be willing to consider something if they were told it would lead to approval. But since they don’t think that giving in on any point would lead to approval they would rather stick to the petition as it stands in case they need to go to ‘another place’ to get their rights. Tey do not wish to negotiate against themselves.
Mr. Shepro said he would be happy to sit down with Planner Kendig to work out something that would command approval. But he does not want to go through a process that would not lead to approval.
Chairman Borawski said the Commission is willing to work with the petitioner to make this work. Concerns are primarily based on intensity of usage, effects on neighborhood, and future expansion of buildings.
Commissioner Di Iorio thinks we should have public meeting first and then maybe have a smaller group meeting.
Chairman Borawski suggested that the petitioner meet with residents prior to the public meeting.
Mr. Shepro will try to collect all the data into one package. He said he would be willing to meet with residents if Marcia Marshall contacts him.
Planner Kendig summarized bulk housing review to date.
Commissioner Coffin left at 11:49 PM
The following amendments to the bulk housing regulation proposal were discussed:
3600 max. SQ. FT. for 10,000 lot
6700 max. SQ. FT. for 43560 lot
10 FT. max. floor to floor height
Roof pitch 10 and 12
Some Landscaping requirement or credit.
F Phillips left at 12:34 AM
Mr. Bret Zacher (847) 949-7977 expressed interest in being on the Plan Commission.
Commissioner Walter seconded the motion.
Ayes all.
Nays none
Motion carried.
Commissioner L Phillips seconded the motion.
Ayes all.
Nays none
Motion carried.
Commissioner Gould suggested the need to have members of Plan Commission attend Village meeting on a rotating basis following a Commission recommendation. She suggested a schedule be drawn up for this.
Commissioner Gould requested that Acting Village Manager Chen update titles 5 and 6 of code.
Commissioner Gould also inquired as to the status of the zoning related fees rewording that Mr. Mullen was to submit prior to a public hearing.
Next plan commission meeting will be April 16, 2002 at the Long Grove Village Hall at 8:00 PM.
Motion to adjourn made by Commissioner Walter
Seconded by Commissioner Gould
Ayes all.
Motion carried.
Meeting adjourned at 1:04 AM
Respectfully submitted,
Eduardo L. Acuna