Long Grove Plan Commission
Chairman
present: Fred Phillips.
Commissioners present: Ed Acuna,
Joseph Di Iorio, Michael Dvorak, Nicholas Fasano,
Camy Gould, Robert Jenkins and Lisa Phillips.
Commissioners Absent: None
Also Present: Superintendent Block, Village Attorney Julie Tappendorf and Village Planner
1. Call to Order
Chairman
Fred Phillips called the meeting to order at
2. Approval of
Commissioner Fasano motioned to table the
3. Continued Public Hearing to Consider 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.
Jeff Braiman, representing
the petitioner, gave a brief presentation of an overview of the project. Subject to the discussions with staff the residence
heights would be a maximum of 35 feet and the proposed facades and bump outs were
acceptable to the petitioner. Mr. Braiman had some concerns with the use of siding and would
rather use brick and stone on the residences.
Chairman Phillips opened the floor to comments from
the audience.
Barbara Turner had concerns about the wetland
buffer. Ruben Anastacio
said the plans
show the buffer as 20-feet and the buffer should be 30-feet. Village Superintendent Block added that the
actual buffer from the proposed residence is actually 70 feet. Chairman Phillips directed staff and the Village
Engineer to review the buffers to see if the plans comply with the Village
Code.
Mr. Anastacio
provided some
example elevations of the proposed residences at this location.
Resident Charlie Wachs
asked what the landscape requirements are at this location.
Village Planner Cage read out the proposed landscape
requirements, via the PUD process, per every 100 linear feet of frontage along
the
Mr. Wachs stated that the
proposed landscape requirements on the interior lots are not enough and that
the proposed 2-inch trees along
Mr.
Braiman confirmed that a trail/path is shown along
the
Commissioner
Gould wanted to confirm the roof height a maximum of 35-feet and Mr. Braiman confirmed this.
Commissioner Gould had requested that the distance between neighboring
residences be illustrated on a plan and also reiterated the concern with the
access. She also expressed that there
were still concerns with the wetlands, and the existing trees along
Commissioner
Dvorak also expressed concern with the location of the access road and stated
that evergreen plantings along
Commissioner
Jenkins suggested that the use of a berm at this
location would be a good idea. He also expressed a concern
with the overall scale of the proposed residences, and whether the proposed
residences are too big. He also wanted
to know whether the proposed residences illustrated on the plans are a true
reflection of what would be proposed at this location.
Mr.
Anastacio replied that the proposed residences shown
are 5,000 square feet to 7,000 square feet in size. Mr. Braiman
confirmed that they will follow the Village bulk regulations code.
Commissioner
Fasano stated that the landscaping and berm were important at this location. He requested that the petitioner work with
staff concerning these issues. Mr. Anastacio and Mr. Braiman stated
that they will work with Village Staff on the existing and proposed trees and
the possible use of a berm at this location.
Commissioner
Lisa Phillips stressed the importance of character of the buildings at this
location and suggested the petitioner consider more sprawling structures and
that the Commission consider possibly reducing the setbacks to allow for equal
square footage with lower roof lines noted.
She felt the elevation examples presented were not in character with
this location in Long Grove. She agreed
that the wetland/conservancy buffer was important as well as using evergreens
and the proposed size of the trees used at this location. She requested information on the proposed
tree height. Commissioner Lisa Phillips
indicated strong opposition to the use of construction and architectural
materials which are incongruent with those used on surrounding structures. She asked that the petitioner respect
surrounding properties by choosing materials, architectural styles and overall
scales that would be in-keeping with the neighboring homes.
Commissioner
Di Iorio felt the maximum
roof height of 35-feet was good but the use of 20% cedar siding seemed to be
too high. He felt the overall building
sizes were a concern and wanted to know if the access road would be a private
roadway and that this road should separate from the lots. Village Planner
Cage stated that the access road would be private.
Commissioner
Acuna asked if a maximum square footage could be set
within a Planned Unit Development.
Village Attorney Tappendorf said that there
are no specific square footage requirements in the PUD regulations of the
Village Code and that the regulations are contained in the underlying zoning
district regulations.
Commissioner
Acuna asked staff to locate the revised path
location. He also felt that the use of evergreens
at this location was important, as well as the size of the proposed homes and
would like to review the worse case scenario.
Mr.
Anastacio asked for the maximum square footage for a
residence and Village Superintendent Block replied that for a three acre parcel,
the maximum is 11,000 square feet.
Mr.
Braiman stated that they would be willing to work
with staff on restrictions for the 2.88 acre lot. Mr. Anastacio
stated that the proposed rear lots would be limited to 7,000 square feet in
size.
Barbara
Turner asked what type of septic system would be used at this location. Village Superintendent Block replied that
Charlie
Wachs wanted to know if the size of the proposed
residences could be reduced and make the proposed residences more sprawling in
nature.
Commissioner
Jenkins felt that the number of lots is the key point and that three lots
rather than four would be better.
Commissioner
Acuna preferred the use of a PUD rather than a variance.
Chairman
Fred Phillips said that both the visual size of the proposed residences and the
proposed landscaping are important at this location.
Village
Planner Cage summed up the outstanding issues:
Ø The petitioner’s engineer is to review the site plans
to incorporate the comments made this evening.
Ø Staff will update the proposed PUD conditions in
association with the petitioner.
Ø Petitioner will provide staff the proposed sizes of
the residences and the associated elevations.
Ø The revised site plans will show the revised trail
location, surrounding properties and the residences to scale and the driveway
locations.
Commissioner
Lisa Phillips motioned to continue this agenda item to the next available
meeting, seconded by Commissioner Dvorak.
All ayes, no nays. Motion carried.
4. Public Hearing to Consider a Request for the Approval of an Application
under the Village of Long Grove Zoning Code to Amend an Existing Special Use
Permit Approving a B-2 Commercial Planned Unit Development and any other Zoning
Relief Necessary to Allow the Proposed Commercial Development of the Property
Located at the Northwest Corner of Old McHenry Road and Route 22, Submitted by
the Cloverleaf Group.
Representatives for the
development group who were present: Mike
Bassofin, Bob Pugliese,
Christopher Kidd, M. Zigler, Mike Mondiss,
John Marianni, Cynthia Phillips, Barbara Cading, Cindy Freese, and Anne Lazarz the National City Bank representative.
Mr. Bassofin
introduced his Cloverleaf staff that were present and gave a brief presentation
of the project. The following were presented:
Ø
Public hearing legal notice return receipts.
Ø
Annexation agreement of 1992.
Ø
PUD Agreement made in 1994.
Ø
B2 Zoning – the plan is to sell some lots and lease the remaining lots.
Ø
Wetlands, buffer areas and sizes.
Ø
Types of uses, drive-throughs and outdoor
dining.
Ø
Request to expand B2 use list for some revenue generating sales tax
businesses.
Ms. Freese
handed out a comparison between the 1994 plan and the 2004 proposed plan.
Mr. Kidd presented the site
plan and the following items were discussed:
Ø
100-foot wetland buffer and a 50-foot no grading setback.
Ø
4-sided architecture, village green concept.
Ø
Maintain and preserve the trees at specifically the corner location.
Ø
Pedestrian pathways with scored concrete walkways by the buildings and
the use of gravel/limestone paths elsewhere on the site.
Ø
Using the Historic Downtown Architecture as a basis for the design of
this center.
Ø
Streetscaping examples were presented.
Ø
Landscaping plans were presented, more details will be provided at
later date.
Ø
Elevations were presented with details.
Ø
Porches will be included on the buildings.
Ø
One drive-through lane is planned for a coffee shop.
Ø
Restaurant (building 6) includes an outdoor dining area.
Ø
The main ground sign is 33 feet high which includes a clock.
Ø
Trash enclosures will match the buildings.
Mr. Bassofin
spoke on the proposed uses of the buildings:
Ø
National City Bank.
Ø
Dry Cleaners.
Ø
Hair salon.
Ø
Coffee shop interest.
Ø
Ø
Medical office.
Ø
The traffic numbers at the site are good.
Ø
The access and curb cuts are a major restraint on this site.
Ø
The plans are for 18-20 tenants.
Ø
A mixture of uses are planned including sales and
office uses.
Ø
The bank has estimated 500 users per day, which highlights the need for
the bank at this location.
Resident Sharon Koenig
expressed a concern with hours of operation and neon signage. Mr. Pugliese said
the hours of operation will be as stated in the existing original PUD and that
there would be no neon signage at the location.
Charlie Wachs
asked about eastbound traffic that needed to make a left turn, would there be a
left turn lane?
Mr. Zigler
stated yes there would and that it would be required by IDOT. There would also be full access on Route 22
to the west and the median will run to the intersection from the full access
point.
Barbara Turner stated that
she thought it was a good plan to open up the access to the wetlands with paths
and asked what is the size of this property?
Mr. Pugliese said that the total land area of this
project is 19.8 acres and the Village owns the other 27/28 acres to the north.
Barbara Turner asked if the
developer had worked on any similar developments to this one? Mr. Bassofin
answered that there were no examples like this specific development.
Commissioner Acuna felt that the plan was generally a good one although
he had concerns about traffic and about litter/garbage impacting the
wetlands. Mr.Bassofin
said they would work with the covenants and the association to deal with that
problem.
Commissioner Di Iorio agreed that it was a
good plan but had concerns about any use of the second floor areas. He also
asked whether cement board was allowed by code.
Superintendent Block answered that it was allowed.
Commissioner Di Iorio also had some lighting
concerns. Mr. Kidd said decorative
lights would be used for paths and other lighting sources would illuminate the
buildings.
Commissioner Lisa Phillips
questioned the overall size of the wetlands and why it had changed. Mr. Mondiss said that
the wetland was designated approximately 1 ½ years ago and this area might have
grown in size. Commissioner Lias Phillips said she would like the trail to connect to
the forest preserve to the southwest.
Mr. Bassofin said he would look into the
possibility of this.
Commissioner Lisa Phillips
questioned that there were no doors shown on building one and Mr. Kidd replied
that the windows on building one could be changed into doors if so required. She also asked if the drive-through lanes for
the bank were included in the overall impervious lot coverage. Mr. Kidd responded that this area has been included in the overall impervious lot
coverage percentage.
Mr. Marianni
described that the majority of trees at this location (hardwood) are oaks,
ashes and cheery with lots of buckthorn.
There are approximately 11,000-12,000 caliper inches of trees at this
location and that the replacement of only 400 caliper inches was required with
the landscape plan.
Commissioner Lisa Phillips
asked if the coffee shop was included in the fast food definition. Mr. Mondiss
answered that this was not the case.
Commissioner Lisa Phillips had a concern with garbage and litter at this
location. She also asked where the
sanitary sewer was located. Mr. Modiss said the sanitary sewer would connect to
Commissioners Fasano thought that the mixed commercial use is a good
blend at this location and feels that it is a positive plan.
Commissioner Jenkins also
liked the plan, he had some concerns with lighting, the
dumpster enclosures, water and salt runoff from the parking lot into the
wetland. He thought that by keeping the
present character of the corner by preserving the existing trees was a good
idea and that additional trees should be added along road frontage. Mr. Bassofin stated
that this is not highly visible plan and more of a destination location. Mr. Pugliese said that
trees will be added within the buffer yard and that they will preserve most of
the existing trees.
Commissioner Jenkins had a
concern about the height of the ground/pylon sign. Mr. Bassofin
answered that the ground/pylon sign will look much better surrounded by the
existing and newly planted trees.
Commissioner Dvorak agreed
that the plans were a good start but had a concern with the access from
Commissioner Gould asked
about the time frame for the project in relation to Route 22 widening project
and whether a right in/right out access configuration by the bank is a concern
for cut-thru traffic. Commissioner Gould
suggested extending the public hearing notices to the homeowner associations on
Old McHenry, White Oaks and both sides of
Commissioner Gould felt that
sales tax revenue projection data would be helpful. Mr. Bassofin said
he would provide that information in a few weeks. Commissioner Gould said she was concerned
with a mixture of sales and non-sales tax establishments. Commissioner Acuna
didn’t think this would be a problem or we could levy a charge per non-sales
tax revenue. Commissioner Fasano thought we could
control the uses through the PUD, Village Attorney Tappendorf
said that was a possibility. Village
Planner Cage said Business Districts, Inc will provide an analysis on this
issue. Commissioner Lisa Phillips stated
that this site is not a big revenue generating site. Mr. Bassofin stated
that as this site was not very visible, that a blend of uses is expected at this
location.
Commissioner Gould
questioned the traffic study during peak hours of
Commissioner Dvorak stated
that he has used National City Bank’s drive-throughs
and congestion has not ever been a problem.
Commissioner Gould overall feels
that the project is a positive one for the community, but had concerns with the
trash areas, handicapped parking access, opening hours and site illumination
and would provide a list of issues.
Charlie Wachs
asked if trash could be regulated through the owner’s association. Mr. Bassofin said
users will have to conform to overall plan.
Village Planner Cage said he
would provide a staff review on this project for the next Plan Commission
meeting.
Commissioner Gould motioned
to continue the agenda item to the next available meeting, seconded by
Commissioner Di Iorio, all
ayes, no nays. Motion carried.
5. Approval of
Commissioners Gould, Jenkins and Lisa Phillips noted
some changes to the
6. Public Hearing for the Consideration of a Text
Amendment that would allow the Modification of the Special Use
Standard Requirements.
Village Attorney Tappendorf outlined the issue and the proposed text
amendment. Commissioner Lisa Phillips
discussed the three-year business plan being a standard time frame. Village
Attorney Tappendorf stated that the financial data
would not be disclosed to the public and/or plan commission. This type of application would be reviewed by
the Village Treasurer and not disclosed to the public or the Plan
Commission. Commissioner Fasano noted that the word “certain” should be eliminated
on page 2.
Commissioner Fasano motioned to approve a text amendment that would
allow the modification of the special use standard requirement with the noted changes,
seconded by Commissioner Gould. All ayes, no nays.
Motion carried.
7. Continued Public Hearing for the Consideration of Text
Amendment that would allow the Modification of Driveway Requirements.
Village Planner Cage
outlined the issues within the staff report.
Discussion followed regarding the need for illustrations, modification
to reflect all setbacks from lot lines and property lines. Discussion on Circular driveways and linear
footage requirements followed.
Village Superintendent Block
stated that for
Commissioner Gould motioned
to approve the text amendment regarding driveway requirements with the noted changes.
Commissioner
Lisa Phillips seconded. All ayes, no nays.
Motion carried.
8.
Continued Public
Hearing Regarding Non-Retail Uses in Commercial Districts within the Village of
Long Grove and to Discuss a Comprehensive Evaluation and Amendment to the Use
Regulations within the Commercial Districts in the Village of Long Grove.
Commissioner Lisa Phillips motioned to continue this
agenda item to the next available meeting, seconded by Commissioner Acuna. All ayes, no nays. Motion carried.
9.
Next Meeting
Commissioner Gould motioned to change the next
regular Plan Commission meeting date from
10.
Other Business
There was some
discussion regarding attendance by Plan Commission representatives
attending Village Board meetings. It was
agreed that the representatives must attend the meetings or contact Chairman
Fred Phillips if they were unable to attend.
11.
Adjournment:
Next Regular Meeting,
Motion to adjourn by
Commissioner Jenkins, seconded by Commissioner Acuna. Ayes, all. Nays, none, motion carried. Meeting adjourned at
Respectfully submitted by,
Village Planner
Village of Long Grove