Long Grove Plan Commission
Chairman Present: Fred Phillips
Commissioners Present: Eduardo L. Acuna, Charles Cohn, Joe Di Iorio, Tobin Fraley,
Robert Jenkins, Wendy Parr, and Shelly Rubin
Commissioners Absent: Michael A. Dvorak
Also Present: Village Planner James Hogue, Plan Commission Secretary Jeff Kazmer,
and Village Attorney Julie Tappendorf , and members of the public
Chairman Phillips swore in all witnesses wishing to provide testimony.
Village Planner Hogue provided
background about the issue. The property was originally approved as a PUD in
May of 2005. As a condition of the PUD approval, the maximum permitted floor
area for any lot was limited to the lesser amount of (a) the amount permitted
by section
Petitioner Farahmandpour explained
that when he originally came for approval of this development, he did not want
to build castles. He realized that this property was one of the gateways to the
Village. He is building two story homes that look like one story structures by
using appropriate architecture. Other builders have come to him seeking to
build larger homes in this development. Since two story spaces over sixteen
feet in height are counted twice, it reduces the amount of floor area. Mr.
Farahmandpour believes that section 5-22 of the code does not count garage
space as part of the floor area and that section
Village Attorney Tappendorf
explained that section
Commissioner Acuna asked counsel if the garages are not attached, should they be counted? Attorney Tappendorf responded that all structures on the lot would be counted, as mandated by the PUD approval ordinance. There was some discussion.
Resident Barbara Turner, 3853 RFD, read a statement (attached).
Resident Carolyn Denaro, 3327 RFD, noted there was a lot of discussion at the original hearing, and it was clear then what the sizing of the homes would be.
Resident Charlie Wachs, 3376 RFD, stated that many people were concerned that the R2 zoning had been violated, but it was probably for the better good. He sees no reason to change the size of the homes now.
Mike DeMar, 7222 RFD, a resident and developer, said Long Grove has a good system for determining FAR. They have good rules, but sometimes they are changed a little, usually for the good. Long Grove has evolved in the past twenty years, and the FAR rules can be cumbersome to future residents. Many types of space are counted needlessly. Many people want to move here, but they want to build bigger homes due to the high price of the land. Good rules are making it hard.
Mr. Farahmandpour noted that the subdivision zoning was part of the original annexation agreement. There would be seven lots with restrictions. He never asked for any variances. The property being a gateway to Long Grove made the restrictions necessary. He wants the restrictions eased. He agreed voluntarily to 6,500 square feet because he thought it was limited to living space. There is a big difference between 5,000 and 6,500. He already compromised. He lives next door to the subdivision, and this is not to make more money, but it has become a practical issue. He wants reasonably square footage defined.
Commissioner Acuna stated he was here for the original petition. Prior to that, the Plan Commission had spent about a year and a half reviewing bulk, and was familiar with the way FAR was calculated. He had no doubt the Commission knew it included garages. As far as relief now, Commission Acuna feels the Commission must stay with the original agreement to keep buildings smaller, and would not advise changing it.
Commissioner Rubin asked Village Planner Hogue if there was any input from the Village on this matter.
Village Planner Hogue replied, no, it was up to the Plan Commission.
Commissioner Rubin stated if that was agreed upon a year and a half ago, we must stay with the original agreement.
Commissioner DiIorio stated that there were no reductions at the Revenna subdivision, and the homes there are only 5,000 square feet. He was concerned about changing the original agreement. The subdivision has some great architecture. We have never changed before, and he was against changing now.
Commissioner Jenkins felt that after working hard on the original recommendation, there was no reason to change, and would be against it.
Commissioner Fraley noted that some petitioners are coming to the Plan Commission saying that many people want to move to Long Grove. We are trying to maintain it. Long Grove is unique. If we change or make compromises, we won’t be unique.
Commissioner Cohn was in agreement with everything that had been said. He was against setting a precedent by changing the original agreement. He felt that it was apparently well known at the time that garages and two story areas would be counted, and sees no hardship.
Commissioner Acuna motioned to deny the request.
Second by Commissioner Fraley.
All ayes. No nays. Motion carried.
3. Plan Commission Workshop Session; Zoning Ordinance Text Amendment (Chapters 9, 10, 11, & 12)
Attorney Tappendorf stated that the Plan Commission will comprehensively review the text amendments at one more workshop session at the regular December meeting. A Public Hearing is anticipated to be held in January.
Some items were noted and discussed:
Section
There was some discussion about Chapter 12. The discussion centered around 2 feet above the lowest grade making the basement living space. Some Commissioners questioned whether the 2 foot was adequate.
Commissioner Acuna felt that the Village Board should give the Plan Commission any recommendations or suggestions they had for Floor Area Ratio. This could avoid any future conflicts.
4. Approval of Minutes;
There was discussion of minor
amendments to the
All ayes. No nays. Motion carried.
5. Other Business; Review and Approval of 2007 Meeting Schedule
There was discussion of the 2007 Plan Commission Meeting Schedule. Three dates were changed to avoid conflict with holidays. Village Planner Hogue will make the necessary changes and send out the revised schedule.
Chairman Phillips reminded all Commissioners that they must make their assigned Village Board meetings. If they are unable to attend, they must inform the Plan Commission so that another Commissioner can attend.
Newly appointed Plan Commissioner Parr and Plan Commission Secretary Kazmer were warmly acknowledged and welcomed by the PCZBA.
6. Adjournment:
Commissioner Acuna motioned to adjourn the meeting. Second by Commissioner Rubin. All ayes. No nays.
Meeting adjourned at
7. Next Regular Meeting –
Respectfully submitted,
Jeff Kazmer
Long Grove PCZBA Secretary