Long Grove Plan Commission
Chairman Present:
Fred Phillips
Commissioners Present: Charles Cohn, Joe Di Iorio, Michael A. Dvorak, Tobin
Fraley, Robert Jenkins, and Shelly Rubin
Commissioners Absent: Eduardo L.
Acuna
Also Present: Village
Planner James Hogue, Plan Commission Secretary Wendy Parr, and Village Attorney
Julie Tappendorf
1. Call to
Order: Chairman Phillips called the
meeting to order at
2. Plan
Commission Public Hearing: Consideration of a request for a special use permit to
exclude from the floor area ratio calculation a basement used exclusively as
storage space and any other zoning relief necessary for property owned by the
7107 Highway 83 L.L.C. and located at 7107 North Highway 83 and zoned under the
B-2 Suburban Business District classification within the Village of Long Grove,
Illinois. Discussion by full PCZBA.
Chairman Phillips swore in
all those present to provide honest testimony.
Village Planner Hogue
provided background about the issue. The
building can be built today without a basement and without a public
hearing. As proposed, the structure
meets all applicable zoning requirements in terms of setback, height, lot
coverage, FAR, etc. However, the
basement storage area creates a problem, in terms of FAR which is the basis of
the request for a SUP. The landscape
plan has not yet been updated.
Village Attorney Tappendorf explained
the technical nature of the petition.
The text amendment recommended for approval is included in the packet
and what is being considered tonight is a SUP to permit exclusion of the
basement area from the floor area calculation.
Bob Anton, 7009 RFD, stated
that he lives in a safe, quiet subdivision.
He does not object to the building or basement but is concerned with the
additional traffic that 6 stores will bring.
The traffic could cut through the subdivision to avoid the Route 83
traffic. He would prefer the site to
have an entrance on Rt. 83 or would like traffic restrictions to limit traffic into
his subdivision.
Mr. Holup, 7021 RFD, stated
that the prior owners of the house had too many people living there, as well as
chickens. He stated that the new owners
must provide their own water and not use the subdivision’s water supply. He pointed out an easement which must remain
undisturbed. He is also concerned about
traffic and knows people will cut through the subdivision. He is concerned about flooding and drainage
and asked if a berm will be built. He is concerned about the impact on the tax
base. He asked about how sewer will be
handled. The petitioner stated that they
are seeking a sewer line and there are no plans to build a berm. Mr. Holup
also wanted to know about the hours of operation and lighting.
Ms. Sullivan, 7008 RFD,
objects to the characterization that the building is not significant. She is concerned about traffic. The house looks worse today then before it
was bought because after it was bought, the trees were torn down.
Sheri Runfeld, 7001 RFD,
stated that she lives at the entrance of the subdivision and the intersection is
very dangerous. Jack Runfeld stated that
he has lived next to the property for 14 years and has seen many accidents; it
is very dangerous. They are concerned
about traffic. Otherwise, the planned
building looks great.
Mr. Smith, 7011 RFD, stated
that he is concerned about the runoff into the detention pond. The petitioner stated that the runoff has
been taken into account in the plan.
Jeff Weimer, 7015 RFD,
stated that the facility is an improvement but they are looking for a solution
to control the traffic.
Mr. Anton wanted to know if
traffic restrictions can be put into the plan.
Chairman Phillips stated that the Village Engineer will make that
determination.
Jeff Schwartz, 7007 RFD,
stated that he is concerned about traffic and flooding.
Chairman Phillips asked the
residents if they want
Ann Anton, 7009 RFD, wanted
to know if there will be another meeting.
Village Attorney Tappendorf stated that the Plan Commission will make a
recommendation to the Village Board and the Village Board will make the final
ruling.
Thelma Sherman, 7040 RFD,
stated that the building looks better than the existing house but she is
concerned with runoff because her property is lower than the petitioner’s
property. She is also concerned about
the traffic.
Camy Gould, 2230 RFD, stated
that she thinks the Plan Commission should reconsider Commissioner Acuna’s concern
expressed last meeting about the impact of this application to other B-2
areas. She stated that the area on the
NE corner of
Mr. Holup wanted to know
what can be done after the building is built and there are problems with
drainage and runoff. Chairman Philips
stated that it is an engineering issue.
Ms. Sherman stated that she
is concerned about having to pick up garbage and wants the petitioner to
consider putting their entrance on Route 83.
Chairman Phillips stated
that closing
Dan Lesus, architect of the
project stated that when the plans were drawn up for the parking lot, detention
pond, etc. the engineer takes into account all of the various codes and
calculates that which is necessary for water runoff and drainage. When they drew up the plans they did not
foresee people cutting through the neighborhood. However, they will make the changes that the
Village Engineer recommends. They do not
anticipate a lot of traffic because each of the 6 units will only be about 1000
square feet. Therefore, each business
will be very small and will not generate a great deal of traffic.
Ms. Sullivan wanted to know
who determines the tenants and stated that she is against the SUP.
Ms. Sherman asked if there
are any restrictions to the storage space.
Village Attorney Tappendorf stated that the storage space must relate to
the business.
Commissioner Cohn stated that
while he is concerned about the traffic issue, this SUP is about the inclusion
of square footage which has no real bearing on the traffic issue. However, the Plan Commission can recommend to
the Village Board that traffic controls be put into place.
Commissioner Dvorak agreed
with Commissioner Cohn that the Plan Commission should recommend a traffic
solution and exclude the basement.
Commissioner Fraley had no
comment.
Commissioner Jenkins stated
that the traffic problem exists regardless of the petition and the residents
should address the traffic problem with the Village. The detention pond issue reminds him of a similar
problem years ago suggesting the repositioning of the pond. Regarding landscaping, additional landscaping
is suggested to provide a natural barrier between the building and neighboring
residents.
Commissioner Di Iorio thanked
all of the residents for coming to the hearing and sharing their traffic concerns. There are traffic alternative to
consider. He stated that he thinks the
basement area should be excluded from the calculation.
Commissioner Rubin
recommends that the residents go to the Village Board to get their traffic
problem resolved. He thanked the residents
for coming.
Commissioner Phillips stated
that he likes the idea of moving the detention pond and would like traffic
signs restricting turns but this is an IDOT issue.
Sarah Rubin, partner in the
project, stated that she understands the traffic concerns. This is a relatively small development. She was unaware of the traffic concerns until
tonight. Bringing in some shops to the neighborhood
could offer the residents some conveniences.
Commissioner Di Iorio moved to recommend approval of the request of a
special use permit to exclude from the floor area ratio calculations a basement
used exclusively as storage space and recommend that the Village consider, at a
very minimum, a no left turn sign, and that the Village Engineer review the detention
area to consider moving it to the right side of the property. The motion was seconded by Commissioner
Jenkins. Ayes – 5,
Nays – 1. The motion carried.
3. Plan
Commission Public Hearing: Consideration of a request for a 1) text amendment to
Long Grove Village Code to permit the operation of restaurants as a special use
in residential zoning districts, 2) a special use permit to allow a restaurant
and other uses, and 3) reclassification of property from the R-2 Single-Family
Residence District to the R-3 Single Family Residence District and any other
zoning relief necessary for property located at 5175 Aptakisic Road within the
Village of Long Grove, IL. Discussion by full PCZBA.
Chairman Phillips swore in
all those present to provide honest testimony.
Village Planner Hogue
provided some background about the petition.
The property contains about 18.99 acres with a residence and winery
known as Valentino Vineyards, presently zoned R-2. The winery is considered an agriculture
use. However, food is also served which
is considered a restaurant use and has prompted the request for the SUP. Winery owner, Mr. DiTommaso has made an
additional request for the zoning change from R-2 to R-3.
Vivian DiTommaso read a
letter prepared by Rudy DiTommaso providing background about the petition.
Kevin Thomas, 5226
Dennis Schoen, 5268
Peter Vigushin, 5224 RFD,
stated that he recently visited the vineyard and recommends the SUP.
James Taft, 2110 RFD, is
concerned with the SUP due to the sounds used to scare the birds. If the SUP is approved the vineyard should
not be permitted to use the sounds.
John Tuscono, a
Penny Sillage, 4408
Linda Tefft Sheridan,
John Tuscono,
Chiqui Johnson of the Briarcrest
subdivision read a prepared letter stating that Briarcrest residents have been
complaining to the Village and the County for years about the noise coming from
the vineyard. She is concerned that the
additional activity will bring additional noise. Regarding the re-zoning, she questions how
many additional concessions Mr. DiTommaso will request from the Village.
Camy Gould, 2230 RFD, stated
that she has no objections to the restaurant.
Noise is of a concern. Long Grove
has never changed its zoning at the request of a developer.
Jeff Casper, 1131 RFD,
stated that zoning should not be changed.
John Giglionti, 5502 Promontory,
has attended wine tastings for many years now and thinks the vineyard is an
asset to Long Grove.
Pierre Asti,
Nancy Wolf, 2107
Vivian DiTommaso stated that
there have been police out to the vineyard and the police didn’t think the
noise was a problem. They don’t have
cars parking along Aptikisic because they have plenty of parking inside the
vineyard. If there is parking on the
street, it is from the
Commissioner Rubin asked if
the vineyard is in compliance now and the months the vineyard is in
operation. The attorney stated that the
restaurant uses are not allowed on the property but the vineyard is a permitted
use. The petitioner stated that the
vineyard is open from April through December.
Commissioner Rubin asked if the Village has received any complaints
about parking. Village Planner Hogue
stated, no.
Commissioner Rubin read an
Email from Commissioner Acuna who is absent.
Commissioner Acuna is against changing the zoning from R-2 to R-3 and
Commissioner Rubin stated that he is also against the change.
Commissioner Jenkins stated
that he has no objections to the SUP. He
stated that he has observed that during holy days there is a parking issue relative
to the
There was a general
discussion about bird deterrents. The
petitioner testified that netting is not an effective deterrent. In addition to sound, the winery uses visual deterrents
such as kites and reflector strips but all deterrents must constantly change
because the birds adapt.
Commissioner Jenkins stated
that noise is a problem because there is an agriculture use in a residential
community. He suggested a compromise
between the vineyard and the neighbors.
He has no problem with the SUP and neighbors don’t seem to have a problem
with the SUP. He does oppose rezoning.
Commissioner Fraley can’t
imagine rezoning. He stated that the
Plan Commission has a mandate to fulfill the Comprehensive Plan. The vineyard really adds to the uniqueness of
the community. Something needs to be
worked out between the neighbors and the vineyard.
The petitioner stated that
the picture supplied by the resident showing the spotlight is a dead issue
because the spotlight was moved almost a year ago. He was never told the light was an
issue. He is not opposed to using alternative
devices to deter the birds. He is always
looking for better methods.
Commissioner Fraley added
that festivals should probably be SUPs and asked if the Plan Commission can
grant the restaurant a SUP for one year as a trial, subject to renewal. Village Attorney Tappendorf stated yes.
Commissioner Dvorak agrees
that the winery is an asset but does not support a restaurant in a residential
area and is not in favor of the zoning change.
Commissioner Cohn stated
that whatever text amendment is crafted should address parking since the R-2
zoning does not in itself address parking.
He agrees with Commissioner Fraley that SUP should be requested for
festivals. He is also concerned about
noise based on the testimonials provided.
He stated that there must be some way to mediate a compromise on the noise
issue. Furthermore, there seems to be a
consensus among commissioners that the zoning should not be changed.
Commissioner Rubin suggested
taking the word restaurant out of the SUP because more appropriate wording is
“food in conjunction with wine tasting”.
Commissioner Rubin moved to recommend approval of a text amendment to permit
wine tasting dinners and related uses in the R-2 zoned property used as
agriculture property subject to restrictions on hours of operation and
parking. The motion was seconded by Commissioner
Fraley. Ayes – 5, Nays – 1. (Commissioner Dvorak opposed.) The motion carried.
There was a general discussion about a temporary SUP,
subject to renewal, hours of operation, and the number of wine tastings and
events per week. The petitioner
addressed the picture of the tractor trailer screened by the trees. He stated that the trees are taller now. The trailers are used for storage and 20 pine
trees have been planted to provide screening.
Commissioner
Fraley moved to recommend approval of a SUP for one year with hours of
operation restricted to closing at
Commissioner
Rubin moved to deny the petition to reclassify the property from the R-2
Single-Family Residence District to the R-3 Single Family Residence
Districts. Commissioner Cohn seconded
the motion. Ayes – 6, Nays – 0, the
motion carried.
4. Plan
Commission Workshop Session: Tabled to
next meeting
5. Approval of
Minutes:
Commissioner Rubin moved to
accept the
Commissioner Rubin moved to
accept the
.
6. Other
Business:
Nick
Fasano has resigned from the Plan Commission.
7. Adjournment:
Commissioner Rubin moved to adjourn the
meeting. Commissioner Dvorak seconded
the motion. All ayes. No nays. The motion carried.
The
meeting was adjourned at
8. Next Meeting
–
Respectfully submitted,
Wendy Parr
Plan Commission Secretary