LONG
GROVE PLAN COMMISSION
Commissioners Present: Eduardo L. Acuna, Charles Cohn, Joe Di Iorio, Michael A. Dvorak, Tobin Fraley, Robert Jenkins, Wendy Parr, and Shelly Rubin
Chairman Absent: Fred Phillips
Also Present: Village Planner James Hogue, Plan Commission Secretary Jeff Kazmer, and Village Attorney Julie Tappendorf.
Village Planner James Hogue relayed a message from Chairman Phillips, that in his absence, the Plan Commission choose a Chairman Pro-tem who had not served in that position before.
Commissioner Acuna moved
that Robert Jenkins be Chairman Pro-tem.
Second by Commissioner Di Iorio.
All ayes, no nays. Motion carried.
Amendment (chapters 9, 10, 11, & 12) Discussion by full PCZBA.
Attorney Tappendorf opened the workshop with the subject of “floor area”. She stated that this has been discussed several times before, but that no consensus has been reached. She stated that according to Village staff the formula in the current code works fine.
Commissioner Acuna said that he agrees with keeping the formula the same. The issue is the smaller lot size. With PUDs, the ½ acre lots are the problem. We should count buildable land and a percentage of non-buildable land. He proposed that bulk be reduced somewhat, perhaps by 20% on a 10,000 square foot lot. There was some discussion.
Attorney Tappendorf stated that if we do a base site area; the buildable land, we would need to define it. There was some discussion.
Commissioner Jenkins stated that he believes 50 years ago, the founding fathers wanted to preserve open space, not just areas of open land, but space between homes.
Commissioner Acuna said he wants 3,500 square foot homes for the 10,000 square foot lots. He said that using the current formula, this would work out to approximately a 4,500 square foot home on a 20,000 square foot lot. He also wants the maximum home size for a 1 acre lot to be reduced to 8,000 square feet. He then asked Attorney Tappendorf to define non-buildable land. Does it include wetlands, and what else? He stated that he does not want to take away anyone’s right to build on their land.
Attorney Tappendorf said that these concerns could be addressed in the PUD regulations. If it concerns cluster homes, credit could be given for only a percentage of the non-buildable land.
Commissioner Acuna said he wants to avoid acre size homes built right next to each other. He would like to change the PUD zoning to include the buildable land plus 50% of the wetlands, and some conservancy and flood plains.
Attorney Tappendorf stated that the Village has more flexibility to restrict as it sees fit in a PUD because it is a special use.
The Commission moved on to building height.
Attorney Tappendorf stated that some communities have found that by measuring to the roof peak, more flat roofs and mansard roofs were being built. There was some discussion.
Commissioner Di Iorio said that as a builder, using a height restriction of 30 feet to the mid-point is not doable, and would restrict creativity. He would like to see 35 feet to the mid-point for R1 and R2 lots, and 31 feet to the mid-point for R3 lots. He also agrees with an 8,000 square foot maximum floor area for 1 acre lots.
The Commission moved on to discussion of parking.
Attorney Tappendorf said that the Commission could keep the parking requirement for grocery stores at 10 spaces per 10,000 square feet of retail space. Some of the parking spaces could be land banked. This would be for the B2, HR, and office districts.
For parking relief, the building owner could pay a one time fee. The money could be put in a fund for future parking needs. This would be up to the Village Board.
Any money collected should not be used just for maintenance.
Commissioner Cohn said he would be willing to let restaurants have alternative parking and reduce their parking relief by 50% of the fee set by the Village Board.
On the subject of the sections concerning signs, non-conforming signs, and landscaping, Village Attorney referred the Commissioners to refer to the memorandums that had been included in the meeting packet for any suggestions.
Attorney Tappendorf stated that there have been no substantive changes made in the lighting section of the code.
The Commission moved on to Architectural Board Review.
Attorney Tappendorf told the Commissioners that the main question before them is whether the Architectural Board should review all construction. Currently the code allows for Architectural Board review for the PUDs, B1 and office districts. The B2 and HR districts have been added. Reviewing PUDs, offices and businesses is acceptable, but allowing the Architectural Board to review all private homes could expose the Village to legal challenges.
There was discussion by the Commissioners, and it was decided to leave the code as it is. New standards should be set for the Architectural Board to use in its review process.
Attorney Tappendorf stated she
will make the changes and prepare a public hearing draft for the next scheduled
meeting of the PCZBA on
2. Approval of Minutes;
As amended, a motion was made to
approve the minutes by Commissioner Fraley.
Second by Commissioner Cohn.
All ayes. No nays. Motion
carried.
Respectfully submitted,
Jeff Kazmer
Long Grove PCZBA Secretary