VILLAGE OF LONG GROVE
Long Grove Plan Commission

March 1, 2005 Meeting Minutes

Chairwoman Present: Fred Phillips.

Commissioners Present: Eduardo Acuna, Joseph Di Iorio, Michael Dvorak, Nicholas Fasano, Tobin Fraley, Bob Jenkins, Lisa Phillips and Karen Schultheis.

Also Present: Village Attorney Julie Tappendorf, Administrative Assistant Sherry Shlagman and Village Planner Edmond Cage.

1. Call to Order

Chairman Phillips called the meeting to order at 8:03 p.m.

2. Approval of the February 1, 2005 Draft Meeting Minutes.

Commissioner Fasano motioned to move the review of the February 1 meeting minutes to after items 3 and 4, seconded by Commissioner Lisa Phillips. Ayes, all. Nays, none. Motion carried.

3. Subdivision Plat that Would Consolidate Five Zoning Lots into Three Zoning Lots Ranging from 2.02 Acres to 4.82 Acres in Size within the Existing Skycrest Estates Subdivision, Located at Golf Road and Sunshine Lane, Submitted by The Avondale Corporation.

Representing the petitioner was attorney Robert Best from Bell, Boyd and Lloyd and Steve Albert, site planner and civil engineer. A revised site plan and photo were presented by Mr. Albert. Lots 1 and 3 have 70% of low quality trees and plants. Lot 2 will need to be reviewed by the Conservancy and Scenic Corridor Committee (CSCC) to determine if it is possible to locate a septic field and house on this lot.

Village Planner Cage indicated that there is a conservancy issue pertaining to lot 2 which would best be handled by the CSCC. He noted that final engineering will determine exact locations of building on the lots. If the final engineering is different from these current plans submitted, then the plans would need to go back in front of the Plan Commission for further review.

Commissioner Acuna commented that because of conservancy areas, you can build two homes, possibly three but not five as originally planned. He questioned if the setbacks would be reviewed by the Plan Commission or the CSCC. Village Planner Cage responded that if the final engineering and the review by Lake County Health Department is similar to the plans submitted then it does not need to go back in front of the Plan Commission. The proposed lots meet the required setbacks and the main issue is the wetland and conservancy areas.

Commissioner Acuna stated that as long as CSCC and the Lake County Health Department review the plans, he feels comfortable with the plans submitted. He voiced a concern that if house is built and septic tank does not function with the removal of so many trees. Commissioner Dvorak agreed that it is a concern and must be reviewed at carefully. Village Planner Cage responded that it will be reviewed by the Consultant Village Engineer.

Commissioner DiIorio asked if the well from the golf course will be shared or moved. Mr. Best answered that the well will not be shared nor will it be moved and will be located on an easement. Mr. Albert responded that there is a sufficient setback radius for the well at this location.

Commissioner Lisa Phillips requested more evaluation of the site by the petitioner. Mr. Albert indicated that lot 3 is the only lot with trees that are worth preserving according to the Village codes. Commissioner Lisa Phillips responded that the trees are probably significant to the neighbors. She also stated that every effort must be made to insure septic system will work at their proposed locations.

Commissioner Fasano stated he would like input from the CSCC. Village Planner Cage said input from CSCC will be sought. The concern is if the CSCC or the Consultant Village Engineer finds something that would affect the conservancy then those issues would need to be addressed by the Plan Commission. Commissioner Fasano stated he would like to give CSCC opportunity to review the plans.

Village Planner Cage responded that it could go to the CSCC for review and then go back to the Plan Commission with changes shown or only go back to Plan Commission if there are major changes. Commissioner Schultheis and Commissioner Dvorak agreed with Commissioner Fasano that it should go to the CSCC for their review.

Commissioner Fasano made a motion that further discussion of the proposed Subdivision Plat of Consolidation, located at Golf Road and Sunshine Lane in the Skycrest Estates Subdivision be continued until the next Regularly Scheduled Plan Commission Meeting, seconded by Commission Di Iorio. Ayes all. Nays none. Motion carried.

4. 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 35.5 acres) into Thirteen Single Family Zoning Lots located at 3699 Cuba Road, Submitted by Olson & Ciorba Land Developers.

Art Olson and Curt Ciorba were present and introduced the proposed subdivision.

The proposal would be to divide the property into 13 single family zoning lots with 10 lots located off the main existing roadway and three lots off a second access road. There are extensive number trees on these lots. Exhibit A showed three wetlands at the southeast corner of the property which is part of Buffalo Creek Marsh. The Army Corps of Engineers had determined the wetland areas. The first wetland falls under the Corps of Engineers’ control. The other two wetlands are of a lower quality. Exhibit B illustrated the proposed waste water system. The septic system will be monitored and maintained by a private company and can be fixed if there should be any problems. The proposed design of the proposed waste water system is on the conservative side.

The trees located on the property are illustrated on the plans within outlot areas to protect them and these outlots would be owned and maintained by the homeowner’s association. The one existing roadway entrance for the three existing lots would be used. Without the need for individual septic fields, less trees would be impacted by the development. There would be a proposed 5-6 acre lake and the water would be released at a slow rate so it would not go into Buffalo Creek Marsh. There are no endangered species on the subject property. Waste water system would be taken out of residents’ hands and put into professional company’s hands to monitor. The lots would average approximately 1.4 acres without the outlots included in the lot calculation.

Resident Bob Eitzinger, of 3675 RFD, asked if three acre zoning would apply at this location. Village Planner Cage answered that the petitioner is applying for a Planned Unit Development (PUD) and if the petitioner can show public improvements to the property, the petitioner can be granted up to a 15% density bonus by the Village.

Mr. Eitzinger voiced concern about density, traffic and people too close to his own property. Village Planner Cage noted that the conservancy districts are illustrated on outlots that will be maintained by the homeowner’s association and the outlots are not shown to be included in the average size of lots.

Village Planner Cage noted that the main question was the preference for a straight three acre subdivision at this location or a PUD.

Resident Lee Bassett, of 3713 RFD, voiced concern over drainage and the proposed waste water system. He questioned if the proposed system can be found in other parts of Long Grove. Mr. Olson replied the proposed system can be found in another part of Lake County and throughout the country but not elsewhere in the Village of Long Grove. Mr. Bassett asked how the water would be available in the homes. Mr. Olson responded that each home would have its own well. Lake County would prefer individual wells and would determine the depth of the wells. Mr. Bassett was also concerned about how trucks and school buses would turn around in the cul-de-sacs. Mr. Olson answered that they would be willing to put a landscaped island in if the village would allow it. Mr. Bassett asked if the trees on the property would be preserved. Mr. Olson indicated that the trees would be preserved and would be located on outlots controlled and maintained by the proposed homeowner’s association. Mr. Bassett asked what size homes were planned. Mr. Olson answered that his company does not build the homes. He explained that the proposed septic system could accommodate 8-10 people per home which is due to their conservative design of the system. Mr. Bassett stated that the Park District wanted to know if 10% of the property could be put aside for the Park District. Mr. Olson responded that there would be no public access since this would be a gated community. He suggested that there could be a path/trail added along the scenic corridor easement. Mr. Bassett asked if individuals would buy the lots and have the builder or the village decide on the size of the homes. Mr. Olson responded that Mr. Bassett was correct.

Resident Ted Lazakis, of 3723 RFD, was concerned about houses being too close together. He asked what a normal subdivision plan would look like for this property. Mr. Lazakis questioned whether there would be enough room for school buses to maneuver. Commissioner Fasano noted that buses would not enter into the proposed subdivision because it would be a gated community. Mr. Lazakis asked what would be the public benefit to the Village for allowing a PUD at this location. Mr. Lazakis commented that he liked the idea of a path/trail. Commissioner Fasano asked if the public benefit would have to be located on this property.

Resident Kate Lewis, of 3813 RFD, asked if there could be a method of connecting a proposed path from this development to the existing path/trail at the Glenstone Subdivision. She voiced a concern about having 13 single family residences built on the property.

Resident Takako Bassett, of 3713 RFD, was concerned about clustering of homes.

Commissioner Acuna stated it was unrealistic to think property would remain undeveloped. The developer could have drawn in three acre lots and had the houses illustrated almost exactly where they are proposed to be now. The size of a house allowed by Village Code on a three acre lot is much larger than one on an acre lot. On three acres lots, the proposed single family residences could still be right next to each other. Commissioner Acuna stated that 11 lots would be more desirable. He noted that two of the proposed lots would require the proposed second road access point. Lot 11 could be readjusted and would eliminate the need for a second curb cut. With regard to the sewage system, he would like an engineer to review the proposed system. Village Planner Cage responded that either the Consultant Village Engineer would review the plans or farm the plans out to another consultant who could further review the system to make sure it would work for the proposed subdivision.

Commissioner Acuna questioned what would be the public benefit? Mr. Olson responded that the septic system would not be located on the individual lots and therefore the majority of the existing trees would be preserved. Commissioner Acuna stated he could not see 13 lots on the property but thought that 11 lots were more realistic.

Commissioner Di Iorio stated that outside sources should review the proposed septic system. He also added that he would like to see regular R1 zoning at this location. He agreed that the school bus situation should be looked at more closely and he would encourage a walking path along Cuba Road.

Commissioner Lisa Phillips questioned what the benefit would be to the public. She voiced concerns about clustering the proposed residences and did not like the concept of a gated community. Commissioner Lisa Phillips questioned whether the developer would agree to larger lots with fewer homes to create more open space. She pointed out that clustering creates a higher density. It would be best to see a plan with 11 or 12 houses with 2-3 acre lots to allow a less clustered plan. Other concerns that she had were curb cuts, trees cared for by the association and the proposed septic system.

Commissioner Fasano stated that he would like to see the elimination of a second entrance into the development. He would like more detail identified and encouraged a creative approach. He also questioned what the benefit is to the public were with the proposed PUD.

Commissioner Jenkins pointed out that clustering can be a positive if it is done like the Fields of Long Grove.

Commissioner Fraley had concerns with the traffic on Cuba and would like to see one entrance into the development. He also did not like the proposed idea of a gated community.

Commissioner Dvorak stated he liked the proposed development but would like to see the number of homes reduced to 11 and proposed one entrance into the development and use further layout creativity.

Commissioner Schultheis recommended that the second entrance be removed and to use further creativity.

Commissioner Acuna suggested attention be paid to curb cuts, size of the homes and proximity of homes.

Chairman Fred Phillips stated there is room for compromise on the proposed number of homes in the development with some public benefits. He also encouraged placement of walking paths. Commissioner Lisa Phillips added that people would use paths and that paths provide a way for people to meet other neighbors.

Chairman Fred Phillips suggested pseudo gates that would not lock and that could be left open to the pathways.

Commissioner Lisa Phillips asked if setback relief can be given through a PUD. Village Planner Cage responded yes. Commissioner Lisa Phillips felt setback relief could be desirable. Mr. Olson agreed. Commissioner Dvorak said it would be a conceivable solution. Mr. Olson responded that it could be done on this property.

Commissioner Acuna made a motion that further discussion of the proposed Canterbury Park Planned Unit Development Subdivision located at 3699 Cuba Road be continued until the next regularly scheduled Plan Commission meeting, seconded by Commissioner Lisa Phillips. Ayes all. Nays none. Motion carried.

5. Approval of the February 1, 2005 Draft Meeting Minutes.

Chairman Phillips returned to the approval of the February 1 meeting minutes. Commissioner Acuna motioned the February 1 minutes as amended, seconded by Commissioner Dvorak. Ayes all. Nays none. Motioned carried.

6. Other Business.

Commissioner Fraley suggested moving the review and subsequent approval of meeting minutes to the end of the agenda for every meeting.

Commissioner Acuna gave an overview on the Architectural Board meeting that was held on February 18, 2005. The Architectural Board considered the lighting fixtures next to Menard's and the lighting fixtures should be no taller than building. The Architectural Board noted that they would like the use of some decorative light fixtures with the outlot development. The Menard’s plans showed the pylon signs at 22-feet high. The Architectural Board recommended the signs be reduced at Lake Cook Road to 20-feet and the sign on Hicks Road/Route 53 reduced to 16-feet in height. The slogan sign would be removed from the building and some texture/pylasters would be added to the building. Some additional shade trees would be added on the east side of the proposed fence bordering the park site. The suggested berm would not be possible at this location to buffer part of the building, but that the additional trees would help with this. The Architectural Board did not recommend any additions to the proposed path/trail. Village Planner Cage felt strongly about having walking paths and hopes the Village Board will review having a path at this location closely.

Commissioner Acuna asked if a decision was made by the Board of Trustees regarding merging the Plan Commission and Zoning Board of Appeals. Village Planner Cage said that no decision has been made as of yet and that probably not all the current Zoning Board of Appeals members would be interested in serving on the Plan Commission.

Commissioner Schultheis reported on her visit to the Highland Park Senior Housing development. The façade was unsightly but the interior of the development was clean although very simple. There were a lot of amenities including bus service, stores, and public areas for exercise. The units were small but clean and included a kitchen, living room and bedroom for $140,000. The senior housing is maintained by the government. The State decides who is eligible for residency.

Commissioner Lisa Phillips mentioned that Commissioner Di Iorio would be representing the Plan Commission at the March 8 Board of Trustees meeting and Commissioner Dvorak would attend the March 22 meeting.

There was an announcement that a public forum for the candidates running for election would be held on March 21 at 7:00 p.m. at the Woodlawn Jr. High School. The moderators would be the Barrington League of Women Voters and the Rotary Club of Long Grove.

7. Adjournment:

Next Regular Meeting, Tuesday, April 5, 2005, at 8:00 pm

Motion to adjourn by Commissioner Schultheis, seconded by Commissioner Dvorak. Ayes, all. Nays, none. Motion carried. Meeting adjourned at 10:43p.m.

Respectfully submitted by,

Sherry Shlagman, Administrative Assistant,

Village of Long Grove.