Long Grove Plan Commission
Chairman Present: Fred Phillips
Commissioners Present: Eduardo L. Acuna, Charles Cohn, Joe Di Iorio, Michael A. Dvorak, Tobin Fraley, Robert Jenkins, and Shelly Rubin (arrived at 8:04 P.M.)
Absent – Nicholas Fasano
Also Present: Village Planner James Hogue, Village Clerk Schultheis (acting as secretary in place of Plan Commission Secretary Wendy Parr), and Village Attorney Julie Tappendorf
1. Call to Order: Chairman Fred Phillips
called the meeting to order at
2. Approval of Minutes: Commissioner Acuna moved to table this agenda item to later in the
meeting. Commissioner Dvorak seconded
the motion. All Ayes. No Nays.
The motion carried 6 – 0 (Commissioner Fasano absent; Commissioner Rubin
not present for the vote)
3. Public Hearing: (Continued from 1/17/06 meeting)
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. – Continued
until May 2, 2006 meeting
4. Public Hearing: (Continued from the 2/7
Meeting) 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.
Chairman Phillips swore in all
those present who planned to speak before the Commission.
On behalf of the petitioner, Glen Christensen of Manhard Consulting said
that:
§
the
subdivision has been reduced to nine lots, because “former” lot #8 was too
tight on conservancy soil. This reduced
the density of the subdivision housing.
§
the
setbacks have a minimum of 40’.
§
Hedgerow
plant materials in the southern portion of the subdivision included a thirty
foot tree protection zone that will maintain the hedgerow except for the pipe
in the detention area.
§
To provide
privacy, additional plantings will be made in lots #2 - #7. They will include (on a per house basis):
four evergreens (six foot each); two ornaments (eight foot each); and three
shade trees (three inch diameter each).
§
A trail
system will go between the wetland, and will include a wood chip path
§
All
building boxes are to be within twenty feet of the conservancy.
§
A letter
from the
Village Planner Hogue stated that the density had been decreased. He pointed out that the subdivision
regulations regarding the 33,000 square foot minimum had been met by all but
three of the lots. Village Planner Hogue
noted that the Village Engineer thought that the submittal looked good and that
there was a need for minor adjustments.
Chris Jones, of the Briarcrest subdivision, that at the last meeting
there had been mention of a sewer back-up plan. Glen Christensen replied that
there was no sewer system, but that there was a septic system.
Dee McLaughlin wanted to know how many of these new type of septic
systems existed in
Mr. Christensen said that the house sizes will comply with
regulations. The petitioner, Mr. Loeb,
said that they were entitled to 8,800 square feet of coverage including garage
and basement (of that, about 5,000 square feet was for a two-storey house), but
the average will be about 7,500 square feet.
Martin Lopez of
Eric Scott,
Mr. Scott wanted further clarification as to whether this would be a
uniform tree line. Mr. Christensen
answered that the tree coverage was on a per property basis, and that the
landscaping would be worked into the design of each lot. Chairman Phillips added that he individual
owners would also be supplementing the landscaping with their own
plantings.
Ilene Dorman, 805 Kingbridge,
Marsha Marshall of Long Grove stated her concern that homeowners might
not be willing to supplement the landscaping.
Glen Christensen retorted that there would be covenants and ordinances
that would force the homeowners to augment the landscaping.
Marsha Marshall wanted Mr. Christensen to repeat his plans for the
landscaping that abutted to
Heidi Krug-Meyers, 960 Knollwood,
Vernandine Martlock, 3458 RFD, Long Grove, wanted to know what type of
species the three-inch trees would be.
Mr. Christensen let her know that they would be native species.
Kevin Thomas of the Briarcrest subdivision said that he believes that the
plans for the new subdivision are well thought out and the best that could be
hoped for; and he believed that the Commission should vote to approve them.
Heidi Krug-Myers said that she wanted the size of the homes to be
limited. Chairman Phillips said that
there is an automatic limit based upon rules and regulations. Village Counsel Tappendorf said that the
range in size depends upon the lot size.
Vernadine Martlock said that a PUD meant that the petitioner is
responsible for giving something back to the Village. Glen Christensen stated that the piece of
ground that was taken is being preserved with open spaces, a scenic corridor
within Aptakisic; and that school bus stop accommodations had been made. He said that the design of the subdivision is
innovative.
Ellen Kohr of 950 Knollwood, Buffalo Grove, said that she felt like the
houses that were being built were right on top of the
Commissioner Dvorak said that he seconded Commissioner Fasano’s written
suggestion that the pathway system be continued around Eastgate to the end of
the property line.
Commissioner Fraley stated that the
Heidi Krug-Myers said that she was worried about
Commissioner Jenkins said that this had the potential to be a good
project, but he did not think that it is the correct location. He also believes that the berm should be
extended. Commissioner Jenkins believes
that the proposed homes are too large.
Commissioner Di Iorio said that he is comfortable with the size. He would like to see shake roofs on the
homes. He believes that a berm would not
work because it would have to be about 50-60 feet wide in order to accommodate
the needed height.
Commissioner Rubin believes that the entrance where school children would
be picked up and dropped off is dangerous.
Mr. Loeb said that it was safer to have a bus stop on a
Commissioner Acuna wants to make certain that the pipe would be shifted
to accommodate the drainage. Mr. Christensen
said that the pipe would be shifted. Commissioner
Acuna said that some of the detention ponds were within the buffer for the
wetlands. Mr. Loeb said that they were
allowed to go into the buffer up to 25-feet.
He added that there was not a detention wall, just a dirt slope.
Commissioner Acuna also wants to alert the petitioner not to get mulch
from
Commissioner Acuna wants to see the addition of more trees. He said that he agreed with Commissioner
Jenkins that the houses should not be larger than 6,000 square feet.
Commissioner Acuna moved to approve the Avis
Land Long Grove request for a Special Use Permit for a 9-lot Planned Unit
Development Subdivision on 22.5 acres of property commonly known as 5168
Aptakisic Road contingent of the following conditions: Lots #2 - #7 to have
additional trees per lot; limiting each house to 35-feet maximum height; no FLOOR
AREA RATIO greater than 6,000 square feet (as Long Grove recognizes FLOOR AREA
RATIO) and shake roofs (based upon Architectural Board review); seconded by
Commissioner Cohn.
Commissioner Cohn states that this is a transitional area and that the
planting should be increased because the homes are clustered (unlike
Bridlewood).
Commissioner Di Iorio restated his opposition to limiting home size.
Voice Vote:
Ayes by Commissioners Cohn, Acuna, Dvorak and Fraley. Nays by Commissioners Jenkins, Rubin and Di
Iorio. Motion carries 4 – 3
(Commissioner Fasano was absent)
5. Approval of the
Commissioner Di Iorio
moved to accept the
6. Workshop Session: Zoning Ordinance Text Amendment.
Village Counsel Tappendorf said that she hoped to get through Chapters 3-4-5-6 of the Code. In Chapter Three there were not any policy changes.
Commissioner Fraley wanted an explanation regarding the difference between growing crops and gardens. Village Counsel Tappendorf explained that your residence cannot have a dual principal purpose, so that crops were agricultural, commercial use of the property. Gardens are for family use.
Commissioner Cohn suggested the addition of the word “commercial” to the definition to get rid of any ambiguity. Village Counsel Tappendorf said that it would be added.
Village Counsel Tappendorf said that the new code documentation will have cross referencing in each section to avoid repetition in each chapter.
Village Counsel Tappendorf went on to the next topic, which included Special Uses. Commissioner Acuna wanted to know if recreational clubs should specify actual, permitted uses. Counsel Tappendorf replied that it was much more preferable to state only what was permitted and not what was restricted otherwise the Village would be open to a myriad of interpretations of what petitioners thought was not restricted.
Counsel Tappendorf said that Personal Wire Services antennas do not require special use permits (i.e., cell towers). Commissioner Di Iorio wanted to know about a big tower. Counsel Tappendorf noted that that was different; because cell towers, while regulated, must be allowed.
Counsel Tappendorf said that anti-monotony code is part of the Zoning Board code; but Commissioner Cohn believes that it really is part of the Architectural Board’s expertise, and should be reviewed by them.
Commissioner Fraley wanted to know what is usually sent to the Architectural Board. Counsel Tappendorf said that while the anti-monotony code is always in effect, everything is not sent to the AB for review. Where there are not PUD’s, Superintendent Block is often the decision-maker.
Counsel Tappendorf warned that changes could be made to how homes are reviewed but that would lead to challenges and lawsuits. She alerted the Commissioners to the fact that municipalities almost always lose legal issues that pertain to discretion and standards.
Regarding Maximum height of roofs, Commissioner Acuna said that the Commission wanted to change the 35-foot from midpoint to maximum height.
Commissioner Acuna wanted to discuss buildable land versus measurable land. He wanted to see house sizes determined by buildable land measurements, not actual land size.
Counsel Tappendorf said that that would be very restrictive, but that it could be done to reduce the Floor Area Ratio. She said that if wetlands and conservancy were excluded, it could cut buildable sizes 50%. However, Counsel Tappendorf said that this could encourage something even worse. In order to get around the proposed restrictions, petitioners might just set up straight subdivisions – in this case, the Commission would be rewarding petitioners that were not giving back anything to the Village and clustering homes.
Commissioner Acuna wanted to see the Floor Area Ratio and buildable area sizes changed.
Counsel Tappendorf worried that a reduction might not work with someone who was on existing wetland, who would no longer be able to build a house under the proposed reductions. This would force the Village to buy the land.
Commissioner Fraley stated that the Village is running out of space. There will be smaller homes built because there is no longer unlimited space.
Counsel Tappendorf cautioned against a general rule on lowered home size, because she feared that the Village would expose itself to lawsuits because of previously purchased property that would become un-buildable if the new proposed reductions were enforced.
Chairman Phillips
said that the code changes would hopefully be completed by the beginning of
2007. He told the Board that there would
be a special meeting on
No Motions were made. No action
was taken.
7. Adjournment
Commissioner
Fraley moved to adjourn the meeting.
Commissioner Cohn seconded the motion. All ayes, no nays, one abstain. (Motion carried 6-0, with Commissioner
Jenkins abstaining).
The meeting was adjourned at
There is a Special Meeting on March 21, 2006.
The next regularly scheduled meeting
is
Respectfully submitted,
Karen Schultheis
Village Clerk