MEETING OF THE PLAN COMMISSION
Call to Order:
Chair Borawski called the
meeting to order at
Commissioners
present: Chairman, Chris Borawski,
Camy Gould, Robert Jenkins, Fred Phillips, Lisa Phillips, Eduardo Acuna, Michael
Dvorak, Nicholas Fasano, Joseph Di Iorio, and Secretary Bret Zacher.
Commissioners absent: None
Also Present: Village Manager
2. Approval of
Chairman Borawski tabled approval of the
3. Consideration of a Request to Set a Public
Hearing Concerning a Request by Hillcrest Country Club for a Special Use Permit
to Construct a
Hillcrest Country Club
Grounds Superintendent George Ott presented and summarized plans to construct a
60' x 30' metal pole barn (storage building) for additional equipment storage
space on the Hillcrest Country Club at Route 53.
Staff questioned whether the proposal complied with
the minimum required set backs
and recommended setting the public hearing.
The Commission raised the comments/concerns, including: (1) possible
noise from metal building disturbing the local residents due to the proximity
of the building to the neighboring residential properties; (2) several of the
existing buildings did not conform to the required setbacks, (Older buildings
were constructed prior to the property being incorporated and the older
structures were not required to modified to comply with code since they were
not being modified.)
There being no other
comments, Commissioner
Gould moved, seconded by Commissioner Acuna, to set a Public Hearing for October 1, 2002 for
consideration of a Special-Use permit for a storage building at Hillcrest
Country Club. On a voice vote the motion
was unanimously approved.
4. Public Hearing for Consideration of a Text
Amendment for Bulk.
Chairman Borawski summarized the applicant’s (Yale
Smith -
Chairman Borawski opened the public hearing and asked
that whomever would be speaking regarding this request to identify themselves
and to be sworn in. Village Manager
Lothspeich swore in petitioner Yale Smith.
Mr. Smith stated that he did not plan on changing the
size of his home, that he was simply requesting permission to add a door to
directly access their basement. Mr.
Smith noted that he was aware that the code did not provide for a variation to
be granted from the Village’s floor area requirements, but was requesting an
opportunity for due process.
Village Planner Lane Kendig summarized why municipal
zoning codes include the ability to request variations, however, variations for
floor area ratio limitations are not typically allowed since the standards for
variations would seem to preclude the ability to vary from the code to enlarge
an existing structure beyond the maximum size allowed.
The Commission raised the
comments/concerns, including: (1) the proposed new bulk regulations would
eliminate a need for similar requests in the future since all basements would
be included in the floor area calculations, regardless of whether they were
walk-out or English; (2) by not including English basements in the floor area calculations,
the existing code creates these situations where the basement is not counted
unless it is a walkout basement; (3) not
in favor of change to the language since it should not be considered a hardship
to convert an existing basement into a walk-out basement; (4) proposed request
could open up the opportunity for additional requests on existing homes and new
homes to not conform.
Following further discussion, Commissioner Acuna moved,
seconded by Commissioner Gould, to recommend denial of the request for a text
amendment to the current bulk ordinance to allow for variations. On a voice vote the motion was unanimously approved.
Motion carried. Recommendation to deny the petition.
5. Public Hearing for Special Use for
Chairman Borawski summarized the applicant’s (Dr.
Shelia Mannix- 1118 Robert Parke Coffin Road) petition for a Special Use Permit
to locate a private middle school in the R-1 District at
Chairman Borawski opened the Public Hearing and asked
that whomever would be speaking regarding this request to identify themselves
and to be sworn in. Village Manager
Lothspeich swore in petitioner Shelia Mannix and the petitioner’s Attorney,
Raymond Gerard of Eiden & O’Donnell, LTD.
Attorney Gerard provided a handout “Outline in Support
of Application –
The Commission raised
comments/concerns, including: (1) questioned whether the caretaker house was included in the proposal and, if
so, the purpose of the caretaker house - (A) Dr. Mannix responded that the
caretaker house was to support the applied curriculum that would require year
round support and maintenance; (2) questions whether the caretaker house
would accommodate guests - (A) Dr. Mannix replied that the caretaker house
would be used by the caretaker and guests; (3) questioned the size of the
caretaker house - (A) Dr. Mannix replied that the one-story caretaker house
would have a pad of 32x32 (900 sq. ft.), with walkout basement; (4)
clarification of the size of the main school building - (A) Dr. Mannix
responded that the school would be 7,500 total square feet (5,000 square foot
first story with a 2,500 square foot walkout basement; (5) whether the
proposed barn was still included for the property – (A) Dr. Mannix replied
that, in order to comply with village ordinances, the barn may be included on
the second property across the street from the main property; (6) will the
property be served by septic or sewer – (A) Dr. Mannix stated that she
believe the property would be best served by public sewer per discussions with
previous Village staff; (7) clarify the traffic pattern – (A) Attorney
Gerard – provided a summary of the proposed traffic flow; and (8)
questioned the basis for the traffic study (A) Dr. Mannix replied that she
believed the study was based upon large volume schools.
Public comments, included:
(1) concern with having a school in the
residential area; (2) concern over noise and traffic generated; (3) why not
expand the existing Montessori school; (4) questioned how two properties not
contiguous could be counted as a single property; (5) concerns with expanding
commercial property west of the bridge; (6) concern over the petitioner being
misled by the Village during the petition process; (7) concern over the size of
the guest house; (8) letter, dated September 3, 2002, from president of the
Long Grove Community Development Corporation, Bob Stoll, concerns that a
Comprehensive Plan be consistently enforced; (9) support the petition, based on
the special use rules the project fits the property; (10) in favor of property
improvement; (11) will move from Mundelein address to find another Montessori
school if project does not go forward; and (12) read the August 31, 2002 letter
from Mr. and Mrs. DeBattista (1124 Robert Parker Coffin Road) into the record.
The petitioner responded to
the comments raised by the Commission and the public, including: Attorney
Gerard noted that as far as consideration
of some other site is concerned, any other site will not have the same
attributes of the current site.
Village Planner Kendig comments: (1) inspected the property and the proposed site plan has been
designed to preserve the high quality tree areas; and (2) special use for a
school is consistent with the zoning for the property. Village Manager Lothspeich added that the
Code did not permit the combination of non-contiguous properties for special
uses and noted several other zoning compliance questions.
Following further
discussion by the Commission, Commissioner L. Phillips moved, seconded by Commissioner Gould, to recommend denial of the
request for a special use permit to
locate a private middle school in the R1 Zoning District at
Commissioner Acuna moved, seconded
by Commissioner F. Phillips, to recommend approval of the concept,
subject to the review and recommendation of details by the Plan Commission if
the Board approves the concept for a Special
Use permit to locate a private middle school in the R1 Zoning District at
6. Continued Bulk Regulations Review.
Chairman Borawski summarized the proposed amendment of
Title 5, Chapter 15, of the Long Grove Village Code. The current regulations focus on floor area
as a means of limiting bulk. The
proposed revisions use volumetric measurements.. A Public Hearing on this matter was held on
Village Planner Kendig: Provided a new handout
summarizing eight steps for calculating the proposed volumetric
limitations. Planner Kendig noted that
Village Attorney Mullen had raised concerns about the complexity of the calculation
and suggested that a simpler model on floor area and height limit, including a
spreadsheet, be developed. Following
further discussion, the Plan Commission directed Village Planner Kendig and
Village Manager Lothspeich to prepare a summary comparing the existing floor
area and proposed volumetric calculations.
In addition, the Commission requested a review of the landscape unit
calculation. Staff was directed to develop
alternative definitions for English and walkout basements.
Following further discussion, Commissioner Acuna moved,
seconded by Commissioner L. Phillips (withdrawn), then seconded by Commissioner
Jenkins, to
request direction from the Village Board for the Plan Commission to consider adding text to existing ordinances and
regulations regarding English and walkout basements. On a voice vote the motion
passed. Ayes: 5 Nays: 4 Absent:
None. Motion passed.
7. Continued Driveway Plans and
Specifications Review.
The Village Board requested that the Plan Commission
review Section 7-1-1-5 of the Village Code to determine if any revision or
clarification of the language is needed, especially with respect to the width
of the driveway at the point where is meets the road. Commissioner Jenkins moved, seconded by Commissioner
Dvorak to table
discussion on this item until the
8. Planner’s
Report. No Report
9. Administrative
Report.
The next regularly scheduled Plan Commission meeting
is
10. Other Business.
Approval of the 2002 calendar for Meetings, including
a 30-day submittal deadline requirement.
Commissioner F. Phillips moved, seconded by Commissioner Gould, to table discussion on this item until the
11. Adjournment
of Meeting
Joint meeting with Board of Trustees –
Respectfully submitted,
Village Manager
Village of Long Grove