Long Grove Plan Commission
Chairman
present: Fred Phillips.
Commissioners present: Ed Acuna,
Michael Dvorak, Nicholas Fasano, Camy
Gould, Robert Jenkins and Lisa Phillips.
Commissioners Absent: Joseph Di Iorio
Also Present: Village Planner
1. CALL TO ORDER
Chairman Fred Phillips called
the meeting to order at
2.
MINUTES OF
There were some changes made
to the draft meeting minutes from
3.
Public
Hearing for the Consideration of a Petition Under the Village of
Long Grove Zoning Code to Authorize a Planned Unit Development (PUD)
Subdivision of the Existing Three R1 Single Family Zoning Lots (Total
Net Property Size of 11.9 acres) into
Four Single Family Zoning Lots (Average Net Lot Size of 2.9 acres) located at
3332 Old McHenry Road, Submitted by Anastacio &
Company.
The public hearing
was commenced by Chairman Fred Phillips at
Jeffrey Braiman, of
Mr. Braiman gave a brief history on the property in question
and noted that the property was over 12 acres in size until 0.75 acres was taken by eminent domain for the
Mr. Braiman indicated that the petitioner was willing to go
through either the Planned Unit Development (PUD) process or the Variance
process for such a petition.
Commissioner Jenkins
had a concern with the trail and its location.
Mr. Braiman stated that the petitioner would locate the trail
wherever the Village thought most practical.
Village Planner
Cage explained that the trail location was reviewed and recommended by the Trail
Committee.
Commissioner Gould
asked if the Village preferred the Variance or the PUD process?
Commissioner Lisa
Phillips asked whether this petition met the PUD requirements.
Village Planner
Cage stated that Village Staff would recommend the PUD process in this case and
that the PUD requirements section would have to be reviewed for this petition
to check compliance.
Commissioner Gould indicated
that landscaping would be important to this petition via the PUD process.
Mr. Anastacio stated that the proposed single family homes
would be in the region of 6,000 to 10,000 square feet in size.
Commissioner Lisa
Phillips had some concerns with altering the character of
Village Attorney Tappendorf answered that the PUD process provides the
Village more control of the project in comparison to a Variance or a straight
subdivision process and that some specific concerns could be conditioned
through the PUD process.
Mr. Anastacio passed out some examples of houses he had
constructed previously to the Plan Commission members.
Commissioner Gould
recommended that the locations and distances of the surrounding properties and
building locations be shown on the submitted plans. She also asked if the Village generally
allows septic areas outside of the building boxes?
Village Planner
Cage answered that he had seen both examples, but that the most important issue
is that the septic field is designated so that the potential affects on the lot
can be seen. The most common effect and
concern of the septic field designation is on the existing trees on the lot.
Commissioner Fasano asked if the plan meets the requirements of the
Village Code.
Village Planner Cage
stated that a detailed Staff analysis would be needed to check this.
Commissioner Gould
asked the petitioner if they would consider imposed conditions that would limit
the impact of the development through the PUD process? The overall concern was the visual impact of
the proposed PUD.
Mr. Braiman responded that they would need to review what these
conditions would be before they could answer this question.
Chairman Fred
Phillips opened the public hearing to questions and comments from the public.
Barbara Turner, of 3853
RFD, stated that she had gone through a similar PUD process with her property
and she had maintained character within her PUD. She had some wetland, conservancy, scenic corridor and buffer concerns for this property and
discussed the trail options, the preferred trail location here would be along
the north side of the property. Linking
the trails to
Sharon Koenig, of
3337 RFD, noted that she had some of the same concerns as the Plan Commission
members including character but that as the property is very open that maybe
more tree plantings would be required at this location.
Constance Wachs, of 3378 RFD, had a concern with the number of houses
at this location and the Village should maintain the 3 acre minimum lot size at
this location.
Marsha Wachs Damm, of 3378 RFD, had a
concern with the proposed street location to the north of the property and the
Village should maintain the 3 acre minimum lot size at this location.
Patricia Fargo, of
3313 RFD, had a concern with the architectural design of the proposed single
family residences and would like to see the architectural plans.
Commissioner Dvorak
commented that the architectural plans for proposed lots 1 and 2 are important
to the character of
Village Planner
Cage read a letter from Twin Orchards Country Club on this petition into the public
record.
Commissioner Acuna had some concerns with the proposed 4-lot PUD, these
concerns were mainly the character of the area and the environmental issues, if
these concerns could be mitigated then he would have no major concerns with a
4-lot PUD subdivision.
Commissioner Lisa
Phillips had major concerns with the character and heights of the proposed
residences. She felt that landscaping
was important and that a picture view of the houses from
Commissioner Fasano felt that a 4-lot PUD subdivision could work at this
location with some conditions and controls.
The key areas that would need to be addressed are the overall size, roof
lines, height and character of the proposed residences, berms
could be used to mitigate these concerns.
He would look to a Staff Review to outline code compliance for this
petition.
Mr. Braiman stated that he would need the specifics on the
materials and heights before the petitioner could agree to such conditions.
Commissioner
Jenkins had an overall concern with the size of the proposed residences and is
generally more comfortable with three lots than four lots. Landscaping at this location is also very
important.
Commissioner Dvorak
has a concern with the proposed PUD access road not lining up with road
entrance across
Commissioner Gould
had the same concerns as the other Commissioners and added that the addition of
one extra lot through the PUD process would trigger the need for additional
landscaping. She suggested that Village
Staff could provide some reasonable roof heights.
Mr. Braiman noted that these proposed homes are not tract homes
and are custom designed.
Chairman Fred
Phillips noted that the
The public comment
ended at
Commissioner Gould
made a motion to continue the public hearing to the next available Regular Plan
Commission meeting on
4.
Public
Hearing to Consider the Adoption of an Ordinance Imposing a Temporary Moratorium
on Non-Retail Uses in the Commercial Districts within the Village of Long
Grove. The Contemplated Temporary Moratorium will Permit a Comprehensive
Evaluation and Amendment to the Use Regulations within the Commercial Districts
in the Village of Long Grove.
The public hearing
was commenced by Chairman Fred Phillips at
Village Attorney Tappendorf
provided an introduction to the issue and the need for a public hearing on this
issue. The concept of such a moratorium
was first discussed in the Business Districts, Inc (BDI) report and that the
recommended maximum length of time would be a six month time period. This time period can always be extended if
required. Such a moratorium would
commence with the approval of the associated ordinance.
Village Planner Cage stated that the CloverLeaf Group petition, which was submitted prior to the
initiation of the moratorium discussion, was exempt. Copies of the BDI report would be made
available to the Plan Commission for the next meeting for their review.
Commissioner Lisa Phillips asked if there are
disadvantages for such a moratorium.
Village Attorney Tappendorf
answered yes, sometimes and that a public hearing would be required to review
the proposed text amendments.
Commissioner Acuna
had some concerns on how this would affect a small office in the downtown area.
John Maguire, Executive Director of the Long
Grove Community Development Corporation (CDC), was in the audience and
explained the basis for the BDI report and the CDC role in it.
Commissioner Gould stated that this issue
related back to the fundamental question of whether Long Grove should be
tourist based or resident based and that she had some reluctance to
artificially controlling the market. She asked whether it might be more
beneficial to determine what percentage of development should be permitted as
non-retail uses on commercial property.
Commissioner Acuna
had a concern with losing downtown retail uses.
He also stated that the Plan Commission needs some direction from the Village
Board on this subject and the ability to study this subject in more detail.
Commissioner Gould is in favor of revenue
generating businesses but this subject needs to be studied in more detail. She recommended that there should be two
separate regulations for the historic downtown and the outlying areas and this should
be studied in more detail.
Village Attorney Tappendorf
noted that a moratorium can be designated by either district or area.
Commissioner Lisa Phillips recommended that
specific guidelines are needed on this.
Commissioner Acuna
stated that the basis of the discussion should be from unified data and a
unified plan Village wide.
Commissioner Lisa Phillips noted that the
discussion started with financial institutions and asked if religious
institutions and not-for-profit organizations can be included.
Chairman Fred Phillips suggested that 90 days
was an appropriate time-frame.
Commissioner Lisa Phillips made a motion to approve a temporary moratorium on
non-retail uses in the Commercial Districts within the Village of Long Grove
for a period of ninety (90) days, Commissioner Gould seconded. Ayes, all. Nayes, none, motion
carried.
8. Other Business.
There was some discussion on whether there was a need for the special
meeting in February. It was agreed that
there was not a need for a special meeting in February.
Commissioner Jenkins made a motion to formally cancel the
As a reminder, the public must be sworn in at Plan Commission public
hearings.
9. Adjournment:
Next Special Meeting,
Next Regular Meeting,
Motion to
adjourn by Commissioner Acuna, seconded by
Commissioner Dvorak. Ayes, all. Nays, none, motion carried. Meeting adjourned at
Respectfully submitted by,
Village Planner
Village of Long Grove