VILLAGE OF
LONG GROVE
Long Grove Plan Commission
Chairman Present:
Fred Phillips.
Commissioners Present:
Absent: Joseph Di Iorio.
Also Present: Village Attorney Julie Tappendorf,
Administrative Assistant Sherry Shlagman and Village Planner
1.
Call to Order
Chairman
Phillips called the meeting to order at
2. 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
Commission
Fasano moved to continue, seconded by Commissioner Acuna. Ayes all. Nays none. Absent Di Iorio. Motion carried.
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 35.5 acres) into
Thirteen Single Family Zoning Lots located at 3699 Cuba Road, Submitted by
Olson & Ciorba Land Developers.
Art
Olson gave an update on the progress made in altering the plan as suggested by
the commissioners at the prior Plan Commission meeting. The driveway was eliminated from Cuba; lots 5
and 6 would have trees cleared; four lots on southern end; changed plans on
nine of the 13 lots; setbacks altered; homes will not be clustered; increased
side yards; path added along Cuba through the subdivision totaling 3,000 linear
feet; plan area designed by Miracle for children 5-12 years old including two
slides, climbing apparatus, swings, benches, picnic tables; Gazebo Junction will
build a gazebo by the lake. Mr. Olson completed
his summary stating that the plans reflected a quality PUD with 45% of land
preserved, providing large setbacks, a cluster-type septic system, a three acre
lake, a path, a gazebo and a play area.
The
floor was opened to the public for questions and comments. Resident Werner Neuman
(37707 RFD) stated that the land abuts the north side of his property. Mr. Neuman felt
that downgrading the zoning from R1 to R3 changing the total acreage of the
lots from 3 acres to a minimum acreage of 1.01 and the average acreage of 1.03
would set a bad precedent.
Ted
Lazakis (3723 RFD) the HOA President of Deerwood
Estates noted that the curb cut was removed from the prior plan and that the
lots were shifted and spread out.
Resident Lazakis wanted to know how the bonus
is figured. Village Attorney Tappendorf answered that the bonus is not for lots total
acres. It is 15% maximum bonus density over
the whole property. Plan Commission
Chair Phillips added that a straight subdivision can have 11 lots.
Judith
Neuman (3770 RFD) commented that the property was
originally owned by Dangarten. It was landscaped for nine lots.
Art
Olson commented that the trees will be preserved.
Resident
Lazakis asked how the bonus is figured. Attorney Tappendorf
responded that the bonus is not for lots total acres. Three acres per lot = R1. 15% higher over the whole
property.
Chairman
Phillips observed that a straight division can have 11 lots.
Art
Olson explained it would not be a gated community as originally thought. The conservancies will be in the outlots. Village Planner Cage pointed out that the
conservancy will be owned and maintained by the HOA.
Resident
Lazakis had concerns over school bus turnaround. Village Planner Cage explained that the
school buses will not go down a cul-de-sac.
Resident Lazakis felt a turnaround would be
helpful. Mr. Olson stated they were
considering a turnaround.
Resident
Werner Neuman was concerned about the impact on
property values as well as the possibility of changing the character of Long
Grove should this proposal be approved.
Attorney Tappendorf stated that R1 PUD is not
a rezoning. There are different
standards for a PUD than for straight rezoning.
The proposal encourages the preservation of open space, includes a trail
or pathway and will set aside land for park space.
Chairman
Phillips stated that a PUD can protect the trees while with a subdivision,
trees can be cut down.
Village
Planner Cage added that if you have an association taking care of property,
land will be better maintained.
Resident
Lazakis asked if the septic system does not work will
there be sufficient space to put in another system?
Mr.
Olson said that the septic system will be run by a utility company not the homeowner. An extensive study has been done on the
system. Village Planner Cage indicated
that the Village Engineer is reviewing the system and so far likes what he
sees.
Resident
Judy Deagan (3715 RFD) commented that the trail,
playground and gazebo are not enough to give back to the Village. Commissioner Dvorak indicated that the
playground and gazebo are not a public benefit but preserving the trees is a
benefit. He questioned whether the
pathway would be available to someone who is not a resident. Mr. Olson responded yes.
Commissioner
Dvorak observed that the cul de sac for lots 3, 4, 5
and 6 has been shortened. Mr. Olson
explained that he was able to use trees as a buffer which eliminates the
problem of right-of-way and does not disturb the trees.
Commissioner
Dvorak wanted to know the reason behind eliminating the curb cut because it
looks peculiar. Mr. Olson said it would
ruin view at site and it is the best site for the septic system.
Commissioner
Dvorak asked if Mr. Olson considered having 12 lots instead of 13. Mr. Olson indicated that it seemed like the
best way to utilize land and save the views of the lake.
Commissioner
Dvorak felt that a PUD would be much more advantageous than a straight
subdivision.
Commissioner
Fraley commented that one needs to balance what Long Grove is getting out of a
PUD vs. a subdivision. It appears that
the PUD would be in the best interest for those people living near the PUD.
Commissioner
Fasano stated he did not like the cul-de-sac/road
by lots 4, 5, 6 and 7. Mr. Olson said it
saves trees and there would be less impact to people.
Commissioner
Fasano also indicated that lots 12 and 13 should be
combined otherwise the plan does not flow.
He suggested moving the playground further southeast and make 12 lots.
Commissioner
Lisa Phillips agreed with Commissioner Fasano that
lots 12 and 13 should be one lot. She
also suggested that lots 6, 7 and 8 could be combined which would then equal 11
lots. Commissioner Lisa Phillips also
observed that the trail needs an easement and should not be private. Her other concern was the septic system. Was system done by manifold? Mr. Olson explained the basics of how the
system works. Commissioner Lisa Phillips
asked if there had ever been a bond to protect the homeowner should the septic
system fail.
Village
Planner Cage stated that the system has impact on the layout of the PUD. The Village Engineer is reviewing the system.
Commissioner
Lisa Phillips asked if the private drives can be maintained. She also had concerns about the flag lot on
13.
Commissioner
Acuna reviewed the pros and cons of a straight
subdivision vs. a PUD. With the straight
subdivision, 40% of the trees on the property would be lost but the houses
would be larger. With a PUD, the trees
would be protected and the size of the houses would be controlled. Commissioner Acuna
voiced concern over 13 lots and felt that 12 lots were doable and the value of
the land would not decrease.
Commissioner Acuna wanted to see the cul de sacs modified.
He also suggested that before approving the plan, there should be a
determination as to who the responsible party should be if the septic system
were to fail.
Commissioner
Schultheis commented that a lot of thought went into
the planning stages of the PUD which should help to alleviate problems.
Chairman
Phillips wrapped up the discussion stating that Mr. Olson did a great job in
saving the trees which is worth the bonus. Lots 12 and 13 provide a great view
of the lake but more discussion on those lots as well as lot 11 were necessary.
Commissioner
Acuna moved that the Plan Commission recommend that
further discussion of the proposed Canterbury Park Planned Unit Development
Subdivision, located at
4. Petition
to Consider an Application under the Village of Long Grove Zoning Code
Approving a B-2 Commercial Final Planned Unit Development and any other Zoning
Relief Necessary to Allow the Proposed Long Grove Commons Commercial
Development of the Property Located at the Northwest Corner of Old McHenry Road
and Route 22, Submitted by the Cloverleaf Group.
Village
Planner Cage reported that the Architectural Review Board reviewed the final
plans and found them to be consistent with the preliminary plans. Signage, lighting, elevations, and
landscaping were all reviewed. The issue
with the retention walls was not resolved.
The Village Engineer believes that a retention wall is needed. The AB discussed how to make the wall more eye appealing. The
wall could be made of concrete block with vines planted to soften the
look. 75% of the wall could be
eliminated by making grading adjustments.
The wall will be on the south side of the pond and will not be seen from
the roadways. The AB came up with three
options: 1) Eliminate the wall naturally
not possible/not an option; 2) concrete wall with a pattern substantial
increase in dollars. The wall would
still be the same size and you would still be looking at it;
3) vegetative wall plant into the wall.
Substantial increase in costs because of maintenance. Would the wall last? A vegetative wall may not be an option. None of the alternatives present a better
plan.
Besides
the retaining wall issues, the AB recommended reducing the size of the
signs.
Christopher
Kidd, the architect for the Cloverleaf Group, presented Long Grove Commons as a
village on the green concept. There would
be four-sided architecture, pedestrian walkways that hang over the wetlands,
pavilions would be constructed to provide a place to meet and interact with
people. Building 1 (7,740 sq. ft.) will
be a day care office; Building 2 (8,060 sq. ft.) is set to be a medical office;
Building 3 will be a bank with a drive thru.
There will also be a signage tower.
Building 6 (10,040 sq. ft.) will be a multi-retail/service/restaurant
structure. 50% of the building has been
pre-leased. There will be a nail salon, dry
cleaner, coffee house and fitness center.
Building 7 (2,440 sq. ft.) will be retail; Building 8 will be retail
service. The complex will be heavily
landscaped and will compliment the architecture.
Commissioner
Fasano asked what the anticipated time of completion
is. The Cloverleaf Group anticipates
completion within 36 months fully built and occupied.
Commissioner
Fraley asked if someone purchases a building, can they make changes to the
building. Cloverleaf responded that the
owners association will have the control so it will turn out to be what you see
is what you get.
Commissioner
Lisa Phillips asked if they looked through the entire Streetscape Plan.
Motion
made by Commissioner Acuna that The Plan Commission recommends
approval of the B2 Commercial Final Planned Unit Development plans for the Long
Grove Commons Development located at the Northwest Corner of Old McHenry Road
and Route 22 as submitted by the Cloverleaf Group, seconded by Commissioner
Lisa Phillips. Ayes
all. Nays none. Absent Di
Iorio. Motion
carried.
5. Public Hearing for the Consideration of a
Request for a Special Use Permit and any Additional Relief
Necessary to Install a Set of Antennas on the Existing Monopole Tower and the
Addition of a Related Equipment Shelter on the Christs Church Property,
located at 5105 Arlington Heights Road, Submitted by Verizon
Wireless.
Jim Kaysing
(Site Acquisition Consultants) representing Verizon
explained that the tower is a 125 structure.
12 antennas will be added to the tower with an equipment shelter
(11-1/2 x 30) added on the ground including landscaping along the outside of
the fence. This would be a co-location
on an existing tower.
Commissioner Fasano stated that in the past the Village was told they
could not add to the tower.
Village Planner Cage
clarified by stating when T-Mobile presented a plan to have an antenna a few
years before but they wanted a separate tower.
Commissioner Acuna asked if the structure could support the additional
weight. Mr. Kaysing
responded that the structure will have to be reinforced that would entail
expanding and building into the plate ring at the base of the tower. The tower is designed to break into thirds.
Commissioner Lisa Phillips
asked who owns the large existing building.
Mr. Kaysing responded that it belongs to
Sprint, Nextel and US Cellular and that the small building belongs to AT&T
(Cingular).
Commissioner Lisa Phillips
asked if the fencing and landscaping would be similar to the other
buildings. Mr. Kaysing
responded yes.
Commissioner Acuna moved that the Plan Commission recommend a proposed
special use permit to allow the installation of a set of antennas on the
existing monopole tower and the addition of a related equipment shelter located
at
6.
Approval of the
Commissioner
Lisa Phillips moved to except the
7. Other Business.
Chairman Phillips indicated
he would not be at the
8. Adjournment:
Next Regular Meeting,
Motion to adjourn by Commissioner Acuna,
seconded by Commissioner Schultheis. Ayes, all. Nays, none. Absent Di Iorio. Motion carried. Meeting adjourned at
Respectfully
submitted by,
Sherry
Shlagman, Administrative Assistant,
Village of Long Grove.