Meeting Minutes
October 1, 2002
Present: Commissioners Acuna, Di Iorio, Dvorak, Fasano, Gould, Jenkins, L. Phillips, F. Phillips, Village Manager Lothspeich, Village Superintendent Block, Planner Kendig, and Treasurer Chen.
Absent: Chair Borawski and Secretary Zacher.
Commissioner Gould moved that Commissioner F. Phillips be appointed Chairman Pro-tem for this meeting. Commissioner Di Iorio seconded. All ayes, no nays. Motion carried.
Meeting was called to order at 8:02 p.m. by Chairman Pro-tem F. Phillips.
2. APPROVAL OF THE AUGUST 6, 2002 AND THE SEPTEMBER 3, 2002 MEETING MINUTES
Commissioner Jenkins moved to recommend deferral of the August 6, 2002 minutes to the next meeting. Seconded by Commissioner Fasano. All ayes. No nays. Motion carried. Commissioner Jenkins moved to recommend deferral of the September 3, 2002 minutes to the next meeting. Seconded by Commissioner Fasano. All ayes, no nays. Motion carried.
3. PUBLIC HEARING CONSIDERING A REQUEST FOR A
SPECIAL- USE FOR STORAGE BUILDING AT HILLCREST COUNTRY CLUB
Village Manager Lothspeich stated that a legal notice was published, notice was posted at the Village Hall, on the property, and property owners within a 250-foot radius of the perimeters of the subject property were notified.
All persons wishing to speak were sworn in.
Hillcrest Country Club Superintendent George Ott declared that the club is seeking a special -use permit to construct a new 30 X 60 foot storage shed. It would be used to store equipment. The club has changed the location of their request a few times in order to take their neighbors’ objections and suggestions into consideration.
Robert Rao, 2236 RFD, wanted to know the location of the shed. Mr. Ott explained that the club wants to put the building along the west property line. It would be attached to the north end of an existing building. Mr. Rao, concerned about noises wanted to know if the Village has time limits restricting when the country club could start its maintenance work. Village Superintendent Block indicated that the hours are from 6:00 a.m. to 8:00 p.m.
Mike DeMar, 2239 RFD, wanted to know how the building would appear to the west. He indicated that a lot of grandfathered items are a nuisance.
Mr. Watson, 2237 RFD, indicated that there has been an accumulation of items that blow onto his property from the country club. Mr. Ott responded that he did not know about this, but he would have the items removed from Mr. Watson’s property.
Mr. DeMar also asked if the proposed structure would be shorter than the existing one. Mr. Ott responded that it would be 10 feet shorter, and that the height would be 12 feet –10 feet lower than the existing shed.
Veradine Martlock, 3458 RFD, observed that the new structure
would diminish the ambiance of Long Grove.
This area is an entrance way into the village and would not make for an
attractive view coming into Long Grove from Route 53. Mr. Ott indicated that the proposed structure would be 30 feet
farther away from the road than the existing barn.
Commissioner Gould said that she had some visual concerns with the proposed structure. The existing barn looks like a quaint old farm; but, the new building will be 30 feet wide without any screening. She would like to see some landscape in front of it. Mr. Ott stated that the country club would be willing to put in some landscaping.
Commissioner L. Phillips asked if the club had looked at any other options, such as a building that looked like an old barn. Mr. Ott indicated that he would find out if the club could change the appearance to make it more acceptable to the Commission.
Commissioner Acuna suggested that the petitioner work with Village staff to prepare an acceptable design.
Chairman F. Phillips suggested that the cub also look at ways to screen the building.
Commissioner Acuna moved to continue the Public Hearing to the next scheduled meeting. Commissioner L. Phillips seconded the motion. All ayes, no nays. Motion carried.
4. CONTINUED PUBLIC HEARING FOR SPECIAL USE
FOR MONTESSORI SCHOOL
Chairman Pro-tem F. Phillips reminded petitioners that they had been sworn in previously.
Representing Montessori Peace School was Dr. Sheila Mannix and Ray Girard, attorney. Dr. Mannix began by explaining why they were back before the Plan Commission. She indicated that the Board of Trustees referred the petition to the Plan Commission for a formal recommendation to the Board.
The petitioner proposed to demolish the three houses currently on the site as they are in poor condition, and to locate one principal building closer to the rear of the property. The petitioners indicated that they would preserve all trees in the front of the property so that all one would see is a driveway and no parked cars. There would also be one small house for the caretaker. The petitioners indicated that they would try to preserve the character of the site. The student level would be a maximum of 50 students.
Commissioner Gould suggested that, based on the information provided by the petitioner and confirmed by staff, the size of the lot is not sufficient to meet the standards for Special Use or Public Assemblies ordinances and based on that finding was prepared to make a motion.
Mr. Girard reported that there would be classroom studies and that these would include trips into town. The area is important to the petitioners because it is in the center of the village and in a diverse area. Mr. Girard stated his opinion that the zoning regulations discuss facility building but do not dictate their use. There is nothing specific in the code that addresses what a neighborhood facility is, so if it is not prohibited, then the interpretation is in the least restrictive manner to protect land rights. Furthermore, the regulations do not state that one cannot count land on both sides of the street.
Commissioner Jenkins wanted to know how much usable space is on the property across from the proposed site. Dr. Mannix replied that that information was on the soil classification map. Apparently, it is a filled site. Dr. Mannix indicated that Bob Garner from Stormwater Management indicated that it would be an easy piece to obtain a permit. Planner Kendig indicated that 40 per cent of the land is buildable but not in any one area. Commissioner Jenkins asked if the school building could be placed on other side of road. Mr. Girard responded that the land is a different shape and the school would be more visible from that location.
Dr. Mannix indicated that the Long Grove Church has set the precedent as they were able to consider the land on both sides of the street for their special use request.
Commissioner L. Phillips reiterated that the Village Code does not allow the combination of two properties with different zoning classifications.
Commissioner Gould indicated that she does not believe the petition meet other standards or the intent of the public assemblies uses which is to insure that the lot on which the activity takes place is large enough to minimize the impact on surrounding neighbors. The ordinance requires a minimum of 3 acres. It does not permit a special use on a lot that is less than 3 acres. Mr. Girard responded that if the intent was to make sure public assemblies are on a lot of proper size, one should be able to combine both pieces of property for a total of 6 acres. Montessori is meeting the overall intent. Commissioner L. Phillips responded that the ordinance does not specify conditions.
Planner Kendig advised that Village Attorney Mullen had told him that one piece of property is used to determine lot size. Commissioner Gould indicated that the alternatives would not satisfy her; she does not want to dilute the standards.
Dr. Mannix indicated that the intent and spirit of the Montessori plans have to do with usage. What uses less than 20 per cent of the land? The area at Gilmer and Midlothian will have 4,000 square foot homes on quarter acre lots.
Mr. Ruiz, 1122 RFD, said that he has no problem with the concept of a school, but since he is adjacent to the property in question, he does not want to deal with 7th and 8th graders. He also expressed concern that the value of his home would decrease.
Louise Bergmann, 5600 RFD, indicated that she is supportive of the school in concept and that it makes sense on this piece of property since the proposed use is better than what is on there now. She indicated that the school would be an asset to Long Grove.
Susan Van Der Bosch, 3253 RFD, reported that she travels twice a day to downtown Long Grove and she comes down Route 53. She also had sent a letter addressing her concerns to the Plan Commissioners and the Board. She is very concerned about safety and traffic issues.
Dr. Mannix submitted three letters from individuals supporting the school: Valerie Gross, Wheeling, dated October 1, 2002; Fred and Silvia Weinert, Barrington Hills, dated September 30, 2002; Cathy Coluccio, Kildeer, dated October 1, 2002.
Commissioner Acuna stated that the most valuable lesson to give to our children is to follow the law. The causes of civility are because of the law. If we don’t agree with the law, then we should change the law. The law here is clearly answered, the law does not allow for us to vote in favor of the petition. Commissioner Dvorak concurred and indicated his desire to ensure that the ordinance is adhered to.
Commissioner Gould moved to recommend denial of the petition for a special–use for a Montessori Peace School at 1118 Robert Parker Coffin Road on the basis that it does not meet the standards for special use or public assembly, including minimum lot size requirements. Motion seconded by L. Phillips. All ayes, no nays. Motion carried.
5. CONTINUED BULK REGULATIONS REVIEW
Commissioner Gould moved to continue this review to the next meeting. Seconded by Commissioner Jenkins. All ayes, no nays. Motion carried.
6. CONTINUED DRIVEWAY PLANS AND SPECIFICATIONS
REVIEW
Commissioner Gould moved to continue this review to the next meeting. Seconded by Commissioner Jenkins. All ayes, no nays. Motion carried.
7. LAKE COOK ROAD AND ROUTE 53 SUB-AREA PLAN
The commissioners discussed how to move forward on a plan for this area. Comments included support for the idea of a theater complex: whether a Bannockburn Green type-development was appropriate at this location considering the egress/exit limitation and whether bringing money to the Village should dictate plans for this area.
Village Manager Lothspeich suggested that before a lot of resources are expended on this matter, the Plan Commissioners may want to consider the following: if the Village can obtain sewer and water to this area, what the Village foresees for the future of this parcel, will the Village be able to extend utilities at this location. Planner Kendig also recommended that the Village not spend too much time on planning a specific land use.
8. PLANNER’S REPORT
No report
9. ADMINISTRATIVE REPORT
No report
10. OTHER BUSINESS
None
11. ADJOURNMENT
Motion to adjourn by Commissioner Acuna. Seconded by Commissioner L. Phillips. All ayes, no nays. Motion carried. Meeting adjourned at 9:45 p.m.
Respectively submitted,
Patricia A. Chen