VILLAGE OF LONG GROVE
Plan Commission & Zoning Board of Appeals
May 3, 2005 Meeting Minutes
Chairman Pro-Tem Present:
Commissioners Present: Joseph Di Iorio, Michael Dvorak,
Absent: Chairman Fred Phillips.
Also Present: Village Attorney Julie Tappendorf,
Administrative Assistant Sherry Shlagman, Village Manager David Lothspeich and
Village Superintendent Robert Block.
____________ motioned to
appoint Commissioner Ed Acuna as Chairman Pro-Tem,
seconded by ____________. Ayes all. Nays none. Motion
carried.
1.
Call to Order
Chairman
Pro Tem Acuna called the meeting to order at 8:03
p.m.
2.
Continued Public Hearing to Consider a Petition Under
the Village of Long Grove Zoning Code fort the Preliminary Planned Unit
Development (PUD) Canterbury Park Subdivision, Submitted by Olson & Ciorba Land Developers.
Art Olson summarized the changes he made to the plan
since the last Plan Commission meeting.
He explained that the plan is for the subdivision to have 12 lots with
six lots surrounded by open space and three lots with one lot line and at least
two sides will have open space. The
driveway to lots 4 and 5 will be maintained by the HOA. The trees on those lots will not be
disturbed. The waste water system will
have 100% bonding for five additional years and a $10,000 bond will initially
be put up by the developer. The
entranceway has been widened to allow parking when dropping off or picking up
children from the bus. It allows people
to turn around without going to
Resident Melanie Soos (3476
RFD) stated the cul-de-sacs seemed reversed.
Mr. Olson stated that the cul-de-sacs can be laid out either way. He did not want to disturb the trees and
their root systems so he planned around them as much as possible.
Commissioner DiIorio had
concerns about the access to lot 10 from the cul-de-sac. He agreed with Resident Soos
that the cul-de-sac appeared reverse.
Commissioner Lisa Phillips asked how the bond would be
set up. Mr. Olson explained that the
septic system will be run by a utility company.
The bond would be paid by the developer to the utility company. The bond will cover five years after the
system has been installed. Any problems
with the system would appear within those five years. Commissioner Lisa Phillips stated she would
like to see the five year point after all the houses have been built.
Commissioner Lisa Phillips stated that eliminating a
lot from the back of the subdivision would not be her choice. She would rather see the plan eliminate a lot
from the front and have more density in the back. Also agrees with Resident Soos
that the cul-de-sac should be reversed.
Commissioner Fasano observed
that the playground location was moved further into the interior. Why not keep it closer to the trail? Mr. Olson explained that the playground was
moved to keep it further away from the pond.
Commissioner Fasano asked if it would be near
the waste water system and Mr. Olson replied it would not be anywhere near the
system. Commissioner Fasano
clarified that the cost of the waste water system would be $100,000 and Mr.
Olson confirmed that number. Commissioner
Fasano commented that the outstation for waste water
is on
Commissioner Fasano stated
he would like to see the sign closer and mailboxes put behind the sign.
Commissioner Jenkins commented that he doesn’t see a
problem with the lot taken from the back land rather than the front.
Commissioner Dvorak had concerns about the elimination
of the back lot. The explanation
validates the decision to get rid of the back lot. He added that moving the play area back made
sense. Commissioner Dvorak asked what
protection is there for scenic corridor or easement versus conservancy.
Village Superintendent Block explained that there is
more protection in a scenic corridor. The
scenic corridor can be changed by going before the Conservancy Scenic Cooridor Committee for recommendation to the Village Board.
Commissioner Lisa Phillips presented a compromise
solution: eliminate flag situation; cul de sac between lots 10, 11, and 12 should share
driveways.
Commissioner Acuna stated
the flag lot will be a problem. He
suggested splitting lots 11 and 12 down the middle,
create a gravel road and eliminate the flag lot. With regard to the public utility company
Commissioner Acuna wanted to know if there are other
customers besides the Canterbury Subdivision and what would happen if the
public utility company dissolves. Mr.
Olson responded that there is one other customer. Mr. Olson indicated that he owns the public
utility company and should it dissolve there are other companies that can run
the system. Commissioner Acuna asked if the septic system fails or the public
utility company dissolves is there room for a septic system on each of the 12
properties. Mr. Olson responded yes,
however,
Commissioner Fasano stated
he would like to see the plan cleaned up before it is approved.
Commissioner DiIorio asked
with regard to the septic system if each house has a pump. Mr. Olson explained that there will be fiber
glass tanks. Each tank holds 1,500
gallons. Most homes will have a pump but
he won’t know exactly how many until the houses are built. The pumps last 15-20 years. The pumps and flows will be monitored by
computers. If a pump fails, there will
still be a three day supply of water. A
septic system on property measuring 43,000 sq. ft. would need 1,000 sq. ft. of
piping. There would be room to put in a
septic system.
Village Superintendent Block asked if
The Commission asked Mr. Olson to change the cul de sacs and address the flag lot.
Commissioner Fasano moved to
continue public hearing at next scheduled Plan Commission meeting in June,
seconded by Commissioner Lisa Phillips. Ayes all. Nays none. Motion
carried.
3.
Final PUD Plat for the Orchards Subdivision, Submitted
by Mehran Farahmandpour.
Plan is consistent with what came before the Plan Commission
one year ago with some minor fluctuations on lot sizes.
Attorney Tappendorf stated
there were a few points to address:
change title to final plat of subdivision; restrictions; consistency of
naming
Commissioner Fasano asked if
there would be any sheltering from Route 22.
Mr. Farahmandpour responded that there was no
particular sheltering. The pathway would
not allow buffer between Route 22 and the path but there would be a swale.
Commissioner DiIorio noted
there are two lots where homes would back up to Route 22. Mr. Farahmandpour
stated that there actually would be three lots.
Commissioner DiIorio asked if there would be a
berm. Mr. Farahmandpour responded yes.
Commissioner Jenkins asked if they widen Route 22 what
would happen to the berm. Mr. Farahmand
stated that IDOT suggested keeping berm 15 feet away
from road. Furthermore, the Village, HOA
and individual homeowners would all have to be asked for approval to widen
road.
Commissioner Lisa Phillips motioned, seconded by
Commissioner Jenkins, to approve the final planned until development to
subdivision the existing R1 single family zoning lot into seven (7), R3 PUD
single family zoning lots as specified within the 2002 Annexation Agreement
(average net lot size of 1.2 acres) located at the southeast corner of Old
McHenry Road and Route 22 (subject to the following conditions):
a. Review and approval of the final engineering
(drainage, septic, etc.) by the Village Engineer.
b. Review and approval of the final plat for conformance
with Code by the Village Attorney and Village Engineer.
c. Other restrictions suggested by the Plan Commission.
Ayes all.
Nays none. Motion carried.
4.
Soos Variation
for Hoofed Animals.
Residents
Melanie and Robert Soos are requesting relief to Sec
10-4.15. The Soos
have less than 2 acres (1.94 acres) and own three hoofed animals. They are planning to purchase another pony
which will be housed in a 2,500 sq. ft. barn.
This is the fourth oldest standing structure in
Commissioner
Fasano motioned, seconded by Commissioner
______________, to grant a variance to allow hoofed animals on the Soos property at 3476 RFD.
Ayes all. Nays none. Motion carried.
5.
Other Business.
Combining Plan Commission and Zoning
Board of Appeals.
Attorney Tappendorf
indicated the Plan Commission/Zoning Board of Appeals would have four Plan Commission
general members and six members on the ZBA which would make a total of 10
members. With attrition there will
eventually be nine. Commissioner Acuna said he would prefer seven. Commissioner Fasano
preferred nine. Village Manager
Lothspeich explained that the ZBA would meet on the special Plan Commission
meeting nights. Commissioner Rubin
wondered if the ZBA could meet at 7:30 and then the Plan Commission could meet
at 8:00.
8. Adjournment:
Next Regular Meeting, Tuesday, June 7, 2005, at 8:00
pm
Motion to adjourn by Commissioner Dvorak, seconded by
Commissioner Fasano. Ayes, all. Nays, none. Motion carried. Meeting adjourned at 9:47 p.m.
Respectfully
submitted by,
Sherry
Shlagman, Administrative Assistant,
Village
of Long Grove