Long Grove Plan Commission

February 7, 2006 Meeting Minutes

                                                                                                                            

 

Chairman Present:  Fred Phillips

 

Commissioners Present:  Eduardo L. Acuna, Charles Cohn, Joe Di Iorio, Nicholas Fasano, Tobin Fraley, Robert Jenkins, and Shelly Rubin

 

Also Present:  Village Planner James Hogue, Plan Commission Secretary Wendy Parr, and Village Attorney Julie Tappendorf

 

 

1.    Call to Order: Chairman Fred Phillips called the meeting to order at 8:02 p.m.

 

2.      Approval of Minutes:  Commissioner Acuna moved to table this agenda item to later in the meeting.  Commissioner Rubin seconded the motion.  All Ayes.  No Nays.  The motion carried.

 

3.      Public Hearing: (Continued from 1/17/06 & 2/7/06 meetings) Consideration of a request by David and Dorie Atkinson for variation of the front yard setback requirement within the R-1 Single Family Residence District from the required 100 feet down to 25 feet for property commonly known as 3717 Spring Valley.  A letter was sent from the petitioner’s attorney, dated 2/1/06, to Village Planner James Hogue requesting a continuance.  Commissioner Fraley moved to continue this petition to the March 7th meeting.  Commissioner Rubin seconded the motion.  All Ayes.  No Nays.  The motion carried.

 

4.      Public Hearing: Consideration of a request by Stephen and Pamela Long for variation of the rear yard setback requirement within the R-2 PUD Single Family Residence District from the required 40 feet down to 25 feet for property commonly known as 6629 Carriageway.

 

Chairman Philips swore in all those present who planned to speak before the commission. 

 

Robert Pinzur, attorney representing Stephen and Pamela Long stated that the proposed plan would not disturb existing vegetation, including a 15-year-old oak tree and a birch tree.  There would be no impact to the septic field, no safety hazard, it will not impact the neighbors, and would enhance public safety.  He noted that the proposed pool will have an automatic cover and the proposed plan will benefit all concerned.  He noted that the landscaper and a representative from the pool company were also present at the meeting and available for questions.

 

Petitioner Stephen Long showed a PowerPoint presentation depicting an aerial view of the property showing the setbacks on the property relative to the neighboring property and the septic field.  The petitioner showed alternative pool placements and their impacts. 

 

Commissioner Cohn asked if the pool could be turned 90 degrees and the petitioner explained that turning the pool would require tree removal, which they were trying to avoid.  The landscaper presented the alternative sketches showing that the alternative plans which they contend show damage to existing plantings and trees.

 

Commissioner Fasano asked if reducing the size of the pool is an option and that the size change  would alleviate that problem.  The petitioner stated that the proposed pool is 20 x 40 feet, which is considered normal size for Long Grove. 

 

Commissioner Rubin asked if construction has already started. The petitioner stated that the ground has been covered with straw to protect it from freezing but construction has not started.  Attorney Pinzur stated that all neighbors have been contacted and no neighbors have voiced a concern about the project.

 

Commissioner Acuna pointed out that the lot to the north is zoned R-2 and in the future, a residence could be built.  He also said that he does not see a hardship case requiring a variance.  While it is important to preserve trees, preserving the setback is more important in this case. Commissioner Fasano agreed.

 

Commissioner Cohn stated that feasible alternatives should be explored and he does not see the negative impact on existing trees with the alternative plan.

 

Commissioner Fasano asked the Village Attorney if there is a separation requirement between the house and pool.  Village Attorney Tappendorf stated that 8’ is the requirement.  The petitioner responded that the pool would be ten feet  from the house if no variance were requested.

 

Commissioner Di Iorio asked if the septic field could be moved east so that the pool could also be moved to the east.  The petitioner stated that the county did not want to move the septic field.

 

Commissioner Cohn stated that he is not convinced that turning the pool 90 degrees would result in the destruction of the oak tree.  Commissioner Fasano asked the Village Planner if there is a problem with tree removal.  Village Planner Hogue stated that he thought it is likely that the tree is a protected species and the petitioner would need to obtain a tree removal permit and replace the tree with another of like kind, if they elected to do so.  Commissioner Fasano reiterated that if no variance were requested it would still be in excess of 12 feet between the pool decking and the tree.

 

Chairman Phillips disclosed that he is a personal friend with the petitioner’s attorney.

 

Commissioner Acuna moved to deny the request by Stephen and Pamela Long for the variation of the rear yard setback requirement within the R-2 PUD Single Family Residence District from the required 40 feet down to 25 feet for property commonly known as 6629 Carriageway. Commissioner Fraley seconded the motion.   All Ayes.  No Nays.  The motion carried.

5.    Public Hearing:  Consideration of a request by Avis Land Long Grove LLC, for a Special Use Permit for a 10-lot Planned Unit Development subdivision on 22.5 acres of property commonly known as 5168 Aptakisic Road.

 

Glen Christensen, Engineer for Avis Land Long Grove LLC, showed an aerial photo of the Eastgate Estates project located on the south side of Aptakisic to the east of Rout 83.  The land is 22.5 acres: wetlands make up 3.4 acres of the site, 14.1 is an outlot, and 7.4 is for homeowner property.  The land was originally farm land but now heavily treed.  The plan is to put 10 homes on the site with at least 30,000 ft2 per lot.  The setbacks and other plans are designed to preserve the wetlands and trees.  The plan calls for a common septic field; a method that has been used before.  Each house wouldl have a private well. 

 

Village Planner Hogue reported that there was an omission on the report provided to the   commissioners prior to the meeting.  There is a house size standard for lot sizes which is 5500 ft2 per structure, 8304 ft2 – largest, 7510 ft2 – smallest, 7789 ft2 – average.  He also stated that the Village Engineer’s report for the project was not yet complete.

 

Barbara Turner, representing the Long Grove Park District, stated that it is customary for the PUD to come before the Park District to make a land or monetary donation of 10%.  Village Attorney Tappendorf stated that each time there is a new PUD, the subdivision must comply with the village code and it is the Village Board’s responsibility to review the impact fee.  Barbara Turner stated that she wants the Park District to be considered directly.  Village Attorney Tappendorf stated that the Plan Commission does not have the authority to require dedications of land or payment of impact fees beyond what has been adopted by the Village Board in its impact fee ordinance.

 

Glen Christensen stated that they plan to comply with all local codes.  Barbara Turner asked what benefit this PUD will bring to the community.  Glen Christensen stated that there is a protected area in the subdivision.

 

Art Olsen, the engineer representing the petitioner presented the septic plan.  Commissioner Acuna asked if the septic field failed, would there be room on the individual lots for homeowner septic systems?  Glen Christensen said there would be.

 

Christina Jung, 5172 RFD, Long Grove stated that she lives just east of the property and is concerned with the septic field and marsh field.  She is concerned with the impact of the PUD on their adjoining property.  Glen Christensen stated that the storm management detention areas have been adequately planned and there would be no impact.  However, he stated that he has not yet received approval from the Lake County Storm Water Management.

 

Carolyn Denaro, 3323 RFD, Long Grove asked about the planned trails.  Glen Christensen stated that planned trails along the scenic corridor and along the private drive will not connect with existing Buffalo Grove trails.

 

Ilene Dorman, 805 Kingbridge, Buffalo Grove, asked about the setback on the south side of the property.  Glen Christensen reviewed the setback plan.

 

Heidi Krug-Meyers, 960 Knollwood, Buffalo Grove, asked about the reduced setbacks and what buffers will be provided to shield the larger Long Grove houses from the smaller Buffalo Grove homes.  Glen Christensen stated that trees can be planted.  Heidi Krug-Meyers stated that drainage is a big problem on the south side of the property and in the winter there is often an ice rink on the south side.  She is concerned that the development will cause the drainage to be shifted southward onto their properties.  Glen Christensen stated that drainage will be addressed even though topography does not indicate that there is a problem.  Heidi Krug-Meyers wants the 40’ setback to be enforced and wants to know what the tree plan is.  Glen Christensen stated that the plan is to retain as many trees as possible.

 

Heidi Krug-Meyers asked if there has been any thought given to the residents of the new PUD using the nearby park in Buffalo Grove because of its convenience.  Glen Christensen said he did not think any residents would use the nearby park.

 

Heidi Krug-Meyers pointed out the numerous wildlife species on the property, which will be impacted by the development.

 

Ellen Kohl, 950 Knollwood asked if the plan has been approved by the Army Corps of Engineers.  Glen Christensen stated that the Corps has not yet approved the plan.

 

Lena Scott. 940 Knollwood asked about the size of the houses; expressing concern that the larger houses will cast a large shadow on the Buffalo Grove homes.  Glen Christensen explained the difference between building box size and house size.

 

Kevin Thomas of the Briarcrest subdivision expressed concern about traffic in and out of the subdivision because as it is, pulling out of Briarcrest onto Aptakisic is risky.  Glen Christensen stated that there was a traffic study done and the impact of the PUD is minimal.

 

Brian Somel, 9051 Bridalwood wanted to confirm the number of lots. 10

 

Scott Wallic of 5139 Bridalwood questioned the back-up plan for the septic field; there does not seem to be enough space on each lot for individual septic systems if the common septic field fails.  The engineer stated that only 100 ft2 is required for a septic field so there is plenty of room. 

 

Mike Demar of Fidelity Builders, 7221 RFD, Long Grove, stated that after houses are built, they will likely not be more than 5500 ft2 because of the way the square footage is calculated.

 

Ira Kohr, 950 Knollwood, Buffalo Grove wants a 40’ setback due to the wells.  A few years ago there was a house fire in Bridlewood, the Long Grove fire department tanker ran out of water, and the Buffalo Grove fire department had to come and run hoses through their property to put the fire out.  He is also concerned about privacy due to the new houses being much higher than the Buffalo Grove homes.

 

Victor Jung, 5172 RFD, Long Grove reported that kids play paintball in the tree area between the properties, which will likely continue after the development.  He is also concerned with the impact of the septic system on drinking water due to the close proximity of the two.

 

Caroline Denaro is concerned that the lots are too small and that the Village should not compromise on the minimum one acre lot size requirement.

 

Heidi Krug-Myers stated that she does not think the dry fire hydrant  will work during a drought.

 

Commissioner Acuna asked the Village Attorney what control the Plan Commission has over bulk.  Village Attorney Tappendorf stated that the Plan Commission can certainly ask for limitations but the developer has not asked to exceed existing limitations.  Commissioner Acuna noted that lots #8 and #10 had low lying conservancy.  He noted that drainage is a key issue but if Lake County and the Army Corps of Engineers okay the plan then there is no problem. 

 

Commissioner Acuna, for the benefit of the audience, read details of the traffic study performed:  There were an average of 25 cars between 8 AM and 10 AM pulling out of Briarcrest.  Based on that traffic study, he does not think the development will impact Briarcrest residents.  He noted that the school bus would not enter the subdivision. He recommends house height and size restrictions.  He is not averse to clustering but recommends reduced size of houses.  He recommends a specific tree plan.  Village Attorney Tappendorf recommended that a forester be consulted for a tree recommendation. 

 

Commissioner Acuna confirmed with the engineer that a drip system would be required if the septic field failed.  Commissioner Acuna is in favor of the 40’ setback.  While the engineer is still waiting for Lake County for the health review, Commissioner Acuna thinks the plan is acceptable as long as housing bulk is limited and additional information is obtained. 

 

Commissioner Rubin had no comment at this time.

 

Commissioner Fasano inquired as to what might be done with the site to make it more attractive; perhaps more paths, a park, etc.  He favors the 40’ setback.  Glen Christensen thought that adjustment could be made to accommodate the 40’ setback. 

 

Commissioner Acuna asked if the fire department can get in and out of the subdivision.   Commissioner Di Iorio recommended that the plans be sent to the fire department.  He also recommended that site drawings clearly indicate where the swimming pools can be built on the lots in the future.

 

Commissioner Di Iorio asked if there was any consideration given to hooking into the county sewer.  Glen Christensen stated that he did not think there was a close connection.  It was pointed out that Briarcrest, the subdivision across the street from the PUD, is on county sewer. 

 

Commissioner Jenkins would like the school bus to pull into the subdivision because otherwise the bus would cause a huge traffic jam.  He also was not in favor of putting a row of huge homes backing up to Buffalo Grove homes.  He stated that something more than trees, as a barrier between the two subdivisions is needed. He recommends that the berm at the south edge of Bridlewood subdivision be extended to the east.

 

Commissioner Fraley had no comment at this time.

 

Commissioner Cohn is also concerned with house size and setbacks.  The setbacks should be kept at 40’.

 

Commissioner Acuna thanked everyone for coming to the hearing and providing their comments.  He stated that the Plan Commission really does take all of their concerns into account when making decisions.

 

Commissioner Acuna moved to continue the public hearing for Avis Land Long Grove LLC’s Special Use Permit to the March 7th meeting.  Commissioner Fasano seconded the motion.  All Ayes.  No Nays.  The motion carried.

 

Commissioner Rubin departed the meeting at 10:15 PM

 

6.      Approval of the January 17, 2006 Meeting Minutes.

 

Commissioner Fraley moved to accept the January 17, 2006 minutes, as corrected.   Commissioner Cohn seconded the motion.  All Ayes.  No Nayes.  The motion Carried

 

7.      Workshop Session:  Zoning Ordinance Text Amendment.  Commissioner Acuna moved to postpone this agenda item until the March 7th meeting, It was noted that there is a strong possibility that there will also be a meeting March 21st.  The motion was seconded by

Commissioner Fraley.  All Ayes.  No Nays.  The motion carried.

 

8.      Other business: 

 

None

 

9.      Adjournment

 

Commissioner Jenkins moved to adjourn the meeting.  Commissioner Acuna seconded the motion. All ayes, no nays.  The motion carried.

 

The meeting was adjourned at 10:50 P.M.

 

There is no meeting February 21, 2006

The next meeting is March 7, 2006.

 

 

Respectfully submitted,

Wendy Parr

Plan Commission Secretary