Long Grove Plan Commission

November 2, 2004 Meeting Minutes

Chairman Pro-Tem Present: Nicholas Fasano.

Commissioners Present: Joseph Di Iorio, Michael Dvorak, Robert Jenkins, Lisa Phillips and Karen Schultheis.

Chairman & Commissioner Absent: Chairman Fred Phillips and Eduardo Acuna.

Also Present: Village Attorney Julie Tappendorf and Village Planner Edmond Cage.

1. Call to Order

Commissioner Karen Schultheis motioned to elect Commissioner Nicholas Fasano as Chairman Pro-Tem in the absence of Chairman Fred Phillips, seconded by Commissioner Dvorak. Ayes, all. Nays, none, motion carried.

Chairman Pro-Tem Fasano called the meeting to order at 8:05 p.m.

2. Motion to move minutes of October 5 meeting to later in meeting.

Due to a full agenda Commissioner Lisa Phillips motioned to move the discussion of October 5 meeting minutes to later in meeting, seconded by Commissioner Jenkins. Ayes, all. Nays, none. Motion carried.

3. Straight Subdivision of the Existing Three (11.9 Acres) R1 Single Family Zoning Lots into Three Differently Configured Single Family Zoning Lots (Average Net Lot Size of 3.97 Acres) Located at 3332 Old McHenry Road, Submitted by Anastacio & Company.

Village Planner Cage outlined the outstanding issues with the proposed subdivision: the location of private road, the street and cul-de-sac width. Staff had conversations with the Fire District and the Village Engineer regarding the road and cul-de-sac width and it was determined that the 20-foot wide road and 60-foot radius cul-de-sac was appropriate in this location. Also the northwest section of lot 2 should be restricted with the use of this land and be maintained as open space. Lastly, that a condition requiring the elimination of the two existing curb cuts on Old McHenry Road be eliminated with the redevelopment of lot 1.

Jeff Braiman was in attendance on behalf of the developer and he noted that the revised width of the private road and the cul-de-sac was acceptable. He also noted that the configuration of lot 2 had changed somewhat with the re-alignment of the private road and that the throat of the road had been opened up more. Mr. Braiman requested that the proposed straight subdivision be approved.

Barbara Turner, of 3853 RFD, asked about status of the trail and Staff noted that the proposed trail that was illustrated in connection with the original four lot Planned Unit Development plans had been eliminated with the proposed three lot straight subdivision.

Barbara Turner asked the name of the proposed subdivision. Mr. Braiman answered that Rosewood Subdivision would be the name.

Chairman Pro-Tem Fasano opened up the meeting to questions and comments from the Plan Commission.

Commissioner Dvorak was disappointed that there was no trail illustrated and that the submitted plat was similar to the plat submitted at the last meeting. Mr. Braiman answered that the southwest portion of the proposed private road has been angled off and configured differently.

Commissioner Lisa Phillips encouraged the developer to reconsider the trail concept and as a consideration to neighbors’ concern for lot 2 not to permit any buildings and that the maintenance responsibility is clear for lot 2. Village Attorney Tappendorf answered that this could be a requirement in preliminary plat ordinance that it be included in the preparation of the covenants but will be a requirement of the final plat.

Chairman Pro-Tem Fasano agreed with the condition to remove the existing curb cuts for lot 1 with its redevelopment and agreed with the maintenance provision for lot 2. The only outstanding issue seems to be with the trail. Ruben Anastacio, the developer, offered to provide an easement to the Village for a trail on the subject property. Village Planner Cage responded that a trail easement would be a good start in implementing a trail in the proposed subdivision.

Commissioner Lisa Phillips made a motion to approve a three single family lot subdivision located at 3332 Old McHenry Road with the conditions that no buildings or structures be permitted within the northwest section of lot 2, that the two existing curb cuts along Old McHenry Road be removed with the redevelopment of lot 1 and that the driveway access for lot 1 would be reconfigured to come from the private road, that a trail easement be included on the final plat and as referenced and presented on the preliminary plat dated November 2, 2004. Commissioner Di Iorio seconded the motion. Ayes, all. Nays, none, motion carried.

This petition will be presented at November 9th Village Board meeting.

4. Public Hearing Regarding the Purpose of Considering a Request to Amend the Long Grove Zoning Map, Amend the Long Grove Zoning Code, Grant a Special Use Permit, Grant Approval of a Planned Development, and any other Zoning Relief Necessary to Allow the Construction and Operation of a Menard’s store and other Commercial Buildings on the Property Located at the Northeast corner of Lake Cook Road and Hicks Road (Approximately 36 acres), Submitted by Lake Cook, LLC.

Village Attorney Tappendorf pointed out several issues with regards to building a Menard’s including the need for a text amendment to create a new zoning district, a map amendment that would rezone the property, a special use permit to allow the development, approval of the subdivision plat and the creation of a new zoning district. There will be two separate hearings, with the first one on text and map amendments heard this evening. The specific details of the site plan and the specifics of the proposed development will be presented at a future hearing on December 7th.

Menard’s representatives were introduced: Paul Shadle, Theron Berg, Tracy Richard, Luay Aboona and Mark Kurensky.

Mr. Shadle presented a proposal to build a Menard’s store at the northeast corner of Old Hicks and Lake Cook Roads. The proposal is to create a new highway commercial district that would permit such a development. The village does not currently have zoning for a commercial/retail district in the Lake Cook corridor. The zoning amendment would upgrade the commercial zoning classification which would otherwise develop that property as a commercial strip center. The zoning amendment would give the Village an opportunity to control location, appearance through landscaping, and promote village’s fiscal responsibility by generating sales tax revenue.

Mr. Shadle noted that the proposed development would include a 162,000 sq. ft. Menard’s Home Improvement Center and 42,600 sq. ft. of additional commercial space located on parcel outlots at the same location. A 9-acre parcel of land at the same location would be conveyed to village for open space and recreation use.

The proposed Menard’s and the associated outlots are shown to be located on arterial highway with high visibility and retail trade uses. The proposed uses will be home improvement store, clothing stores, and eating establishments. The Menard’s proposed property will be rezoned from residential zoning to a commercial zoning district. The proposed zoning will be consistent with uses and the intensity of use and density as noted in the Village of Long Grove Comprehensive Plan which was adopted in 1999. The proposed plan would provide a gateway to the village. The property has been long vacant and has become a dumping ground for various materials. The proposed zoning would maintain the character of the village and follow closely with the village’s comprehensive plan.

The presentation by Menard’s representatives completed and floor open for public comment.

Barbara Jo Blair, who lives on southwest side of Hicks in Palatine, voiced concern regarding traffic and specifically the difficulty turning onto Old Route 53. Chairman Pro-Tem Fasano said that the comment would be noted and would be revisited later. He further explained that zoning and retail district issues with regard to the Comprehensive Plan will need to be addressed and will be presented to the Board of Trustees.

Mark Eglund, of 2517 RFD, asked how much research has been done regarding the tax savings that would be associated with this development. Chairman Pro-Tem Fasano responded that the petitioner has submitted a study on this subject and that it would be presented to the Board of Trustees who would evaluate the information in more detail.

Var Lordahl, of 1571 RFD, voiced concerns about what would happen if Menard’s opened in Long Grove and then eventually closed. Would there be a plan to replace Menard’s on that property? Theron Burke from Menard’s responded that the store on Rand Road in Palatine will close and the property will be sold and redeveloped for commercial use. Such would be the case for Menard’s in Long Grove should the store close but this was not expected to be the case with such a large investment of this type.

A homeowner, of 2508 RFD, had some concerns about the property bordering Old Hicks Road.

Thomas Olson, of 1554 RFD, inquired as to whether both sides of street would be impacted by new zoning district. Is the Village Board considering other areas to add to district? Is Long Grove looking at this one property only? Village Planner Cage responded that only one side of street in this area, the northeast corner, would be affected, as the majority of property in this area is not in the Village of Long Grove, but that there are other properties in the Village of Long Grove that could also benefit from this type of zoning district. Village Planner Cage noted that there is no other current zoning district in the Village that would address/regulate or permit this type of development.

Tony Bernardi, who owns 150 acres across from the proposed Menard’s site, stated that he was concerned about traffic and about flooding since this is a flood plain area. He feels that a proposed Menards would create more water run-off. He is also concerned about the 12-acres of wetlands being destroyed. How would wildlife and plants be protected? Village Planner Cage responded that the petitioners will need a plan to deal with the wetlands through the regulating bodies. Theron Berg commented that any wetland mitigation required by the Army Corps of Engineers and Lake County Board with regard to the wetlands will be addressed. Some of the wetlands will be left alone. Tracy Richard, the civil engineer for Menards, stated that they will have to obtain a permit to mitigate any wetlands. There will be less water runoff from stormwater once the site is developed. He also noted that they will need to meet the requirements of the State of Illinois in regards to Route 53. Route 53 would provide access to this site and not Lake Cook Road for which access has been denied. Various improvements will need to be made for traffic purposes if this development is to go ahead..

Brian Dawson, of 922 Tower Court in Palatine, was present representing home owners of the Kingsborough Subdivision – Traffic is their major concern. The heavy traffic is from 7:00 to 9:00 a.m. and 4:30 to 7:00 p.m. He stated that it is becoming increasingly challenging to get to Long Grove from Palatine. The idea/concept of the development is good for the taxing district but takes away from the character of the town. How will this tie into the possible extension of Route 53?

Robert Rao, of 2236 RFD, asked if master plan really included a square box in Long Grove and that this would be the industrialization of Long Grove. Village Planner Cage responded the areas that are specified for this type of big box development are shown to be on the outer boundaries of the village.

Robert Rao asked if Long Grove is looking for tax dollars from this project? Village Planner Cage noted that there are some tax dollar benefits associated with this type of project.

Dina Krueger, 2343 RFD, stated she has lived in Long Grove for 25 years and doesn’t view Menard’s as a welcome sign to Long Grove.

Tony Bernardi stated that Long Grove is a great town and people who own property have right to build on it. This property in this area warrants commercial development because the property will not support any residential development. He noted that the 9-acres park site protects the neighboring homes from the Menards and the other commercial buildings. He asked how much income is it for Long Grove? Theron Berg responded the Menard’s store is projected to earn $40 million a year in sales with $400,000 projected as the local tax revenue available to the Village of Long Grove. Each outlot user will generate additional sales tax to this amount. Mr. Bernardi voiced concern over people dumping garbage on this property and that it is a bad situation. Mr. Berg noted that Menards would eliminate that problem.

Don Robinson, of 2541 RFD, asked what the tax revenue funds will be spent on? Village Planner Cage answered that the Village Board can provide information on what the funds will be used for. Mr. Robinson wanted to know what the benefit would be to Long Grove. Village Planner Cage responded there will be a benefit with 1% of $40 million that will be sales tax revenue. These funds could be a major benefit to the Village in the future with the projected build out of the community and therefore reduction in permit fee revenues.

Bill Meale, of 2337 RFD, wanted to know if any thought had been given to activating Old Hicks by Checker Road. Village Planner Ed Cage responded that there are currently no plans to extend Old Hicks as far as he was aware. Mr. Meale stated that the Route 53 extension is going to go right through property. Barry Nathanson responded that the Tollway Authority would have to pay market value for land or replace with comparable land in the nearby area.

Kathy Hepner of Kingsborough Subdivision in Palatine did not see the need to move Menard’s store from Palatine to Long Grove. There is no real benefit and it only adds more traffic.

Tina of Kingsborough Subdivision in Palatine had some concerns about people walking through their subdivision as well as some traffic concerns and asked how real are the plans for soccer fields? Village Attorney Tappendorf responded that village has an option on the 9-acres if Menards owns this land and that the Long Grove Park District would lease the property from the Village of Long Grove. This is all contingent on Menard’s owning the property.

Village Planner Cage stated that the decision regarding the 9-acre parcel of land is for the Village Board to make as it is a financial based decision and that the role of the Plan Commission is to deal with land use.

Mr. Berg noted that the Menard’s store in Palatine is outdated. They have redesigned the typical Menard’s store for this site in Long Grove. All new Menard’s stores are bigger than the current Palatine store.

Bill Meale, of 2337 RFD, asked if the Menard’s store will be as big as one in Woodstock? Mr. Berg answered that yes it would be the same size.

Tony Bernardi stated that Menards will open up the opportunity to employ people from this area especially high school kids. He also noted that Menards will also establish the property and therefore the land will be better maintained than it is now.

Chairman Pro-Tem Fasano asked the Menard’s representatives to show drawing of proposed store.

Mark Kurensky, Menard’s architect noted that the southwest corner of this development will be separate, individual buildings to help break up the impact of the proposed development. This proposed development will be the gateway to Long Grove. The proposed buildings have been designed and will be in keeping with the character of Long Grove.

Susan Van Der Bosch noted that Long Grove will have no funds to run village without any commercial development and that the Village needs to be realistic about its needs.

Camy Gould, of 2230 RFD, noted that Long Grove should be careful with its planning because the proposed development could well go to into another community. Menard’s will benefit both Long Grove and residents of Palatine and traffic flow at this location would possibly be improved with such a development.

Chairman Pro-Tem Fasano ended the community discussion on Menards and reminded the public that they can fill out comment cards or send e-mail with comments if they so desired.

Commissioner Schultheis stated that traffic is a major concern to her and that Old Hicks and Checker Road should not be used as a point of access to Old Route 53. She asked if there been an interest in gaining access to the development from Lake Cook Road? Tracy Richard, Menard’s civil engineer, responded that the county rejected that request.

Commissioner Dvorak stated the Menard’s proposed plan is consistent with village plans and suggested amending zoning map to accommodate such a plan.

Commissioner Jenkins stated the Plan Commission reviewed the subarea plans over a long period of time and that these plans which called for a larger scale development are part of the Comprehensive Plan should be complied with.

Commissioner Lisa Phillips stated Plan Commission are discussing the creation of a zoning district and she asked that the Village Attorney draft such an ordinance.

Village Attorney Tappendorf stated that some ideas should come from Menards as to what other land uses they are requesting for this property.

Commissioner Lisa Phillips asked if there is a need to keep a list of uses Village would not want at this location. Village Attorney Tappendorf answered yes that would be appropriate and Commissioner Lisa Phillips said that drive-through should be excluded.

Commissioner Di Iorio observed that a lot of details still needed to be discussed and questions answered.

Paul Shadle noted that a specific list of uses can be found in Comprehensive Plan.

Village Attorney Tappendorf stated the need to create a new zoning district and also rezone the property. The Planned Unit Development allows more flexibility.

Chairman Pro-Tem Fasano noted that the village attorney and staff bring back a draft proposed ordinance for the December 7^th Plan Commission agenda.

Commissioner Di Iorio motioned to continue the public hearing to the December 7^th Plan Commission meeting to address both the map amendment and text amendment, seconded by Commissioner Schultheis, all ayes, no nays. Motion passed.

Chairman Pro-Tem Fasano stated there will be a second public hearing on December 7th to discuss proposed ordinance for the text amendment and map amendment and to begin discussing the specifics of the proposed project. Village Planner Cage stated that copies of plans are available in the Village Hall if anyone wanted to review them during office hours.

5. Approval of the October 5, 2004 Draft Meeting Minutes.

Attorney Tappendorf stated that the October 5^th meeting minutes should reflect that she was present at the meeting. Commissioner Dvorak stated that minutes should show he was on time for the meeting and not late. Commissioner Lisa Phillips made some changes to the last paragraph of page 1. Commissioner Lisa Phillips motioned to accept the minutes with the noted changes, second by Commissioner Dvorak, all ayes, no nays. Motion passed.

6. Other Business

There was no other business.

7. Adjournment: Next Regular Meeting, Tuesday, December 7, 2004, 8:00 pm

Motion to adjourn by Commissioner Jenkins, seconded by Commissioner Dvorak. Ayes, all. Nays, none, Motion carried. Meeting adjourned at 10:05 p.m.

Respectfully submitted by,

Edmond Cage, Village Planner

Village of Long Grove