VILLAGE OF LONG GROVE
LONG GROVE PLAN COMMISSION
MARCH 6, 2007 MEETING MINUTES
Commissioners present: Eduardo L. Acuna, Charles Cohn, Mike Dvorak, Tobin Fraley, Shelly Rubin, and Wendy Parr
Commissioners absent: Joe Di Iorio and Robert Jenkins
Chairman present: Fred Phillips
Also present: Village Planner James Hogue, Plan Commission Secretary Jeff Kazmer, and Village Attorney Julie Tappendorf.
1.
Call to Order: Chairman Phillips called
the meeting to order at
2.
Continuation
of Final Planned Unit Development (PUD) plans and plat
for the Eastgate Estates Subdivision, submitted
by Michael Demar on behalf of Fidelity Wes of Eastgate Inc. within the R2 Single Family Zoning (Total
Net Property Size 21.8 Acres) subdivided into nine (9), PUD Single Family Lots
located on the south side of Aptakisic Road east of
and adjacent to the Bridlewood Subdivision. Discussion by full PCZBA.
Village Planner James Hogue told the Commission the history and description of the proposed development and its preliminary approval by the Village Board in April of 2006. He said outstanding issues before the Commission include:
The easement for the proposed trail system needs to be identified on the final plat.
The developer should provide a
separate document as to how proposed outlot D would
connect to the
The Village Engineer has no additional comments on the proposed communal septic system, and approval from the LCHD is expected soon.
The Village Engineer has suggested modifications to the wetland buffer deed to allow for maintenance of the septic system, and this has been done.
Regarding the maximum height and FAR for lots 3 & 4, the developer has asked that the current zoning code regulations be locked in.
All houses will need to be approved by the Architectural Board.
The CSCC agrees with the tree removal plan.
The Scenic Corridor easement has been approved by the CSCC.
The building boxes for lots 8 & 9 are very close to the ROW. The Village would like those boxes shifted so they are not so close to the road. The CSCC has recommended that the conservancy easements on those lots remain.
The Covenants and Restrictions for the development are currently being reviewed by the Village Attorney.
Village Attorney Tappendorf said that for consideration of FAR, lot area is defined as the area of the lot minus the ROW area. She said that the Village would prefer a public utility to maintain the communal septic system, and that evidence that the ICC has approved that maintenance is needed before any building permits will be issued. She said the developer was in the process of getting that approval.
Greg Summers of Fidelity Wes
presented a final plat to the audience. He also showed the tree removal plan,
the landscape plan, and showed where additional trees along the back of the
property would be planted to buffer
He said that in regards to FAR, he thought it should be consistent with other developments such as Prairie Trails where the lots area is measured from the center of the roadway.
Village Attorney Tappendorf said that the PUD was approved under the current which excluded the ROW from FAR calculations. At issue for the Commission is do we include the ROW, which would not be consistent with the current or proposed Codes.
Builder Mike DeMar said that when the PUD was approved, he thought that the gross lot area went to the middle of the road. He said that many developments use the middle of the road in lot size calculations. He said that to be consistent with what the Village has been doing, the lot area of this development should go to the middle of the road.
Attorney Tappendorf
stated that the developer should not depend on what happened to Prairie Trails.
Using the middle of the road in lot calculations is
There was some discussion.
Attorney Tappendorf said that the issue before the Plan Commission was whether to lock in this development under the current Zoning Code or wait to see if the proposed code is approved.
Greg Summers said that he wants the current Code to be used for lot and FAR regulations.
Commissioner Parr said that it appeared from the Minutes from the March meeting that the maximum roof height was to be thirty-five feet to the peak. The Village Board changed lots 3 & 4 and limited the square footage on those lots.
Attorney Tappendorf said that the floor area will change with the exclusion of the ROW in the lot dimensions.
Mike DeMar said he wants the new proposed Code used for lots 3 & 4, and the current Code used for the other lots.
Attorney Tappendorf
stated that the 6,000 square foot floor area limitation as in response to
Mike DeMar stated that he believes that the lot area should be measured to the middle of the road. People want larger homes, and he has worked with the Village on all other aspects of this project.
Commissioner Acuna asked about the width of the roadway and the ten foot POW on each side of it. He also asked about the recommendation of the CSCC.
Attorney Tappendorf said that what the CSCC recommends should be done. She also said that all permits would be subject to Village Engineer approval.
Commissioner Acuna asked if the trail system was public.
Greg Summers replied yes, that it was.
Attorney Tappendorf said that it would be required that the easement for the pathway be on the final plat.
Commissioner Acuna stated that the current Zoning Code should be used to determine FAR., and the lot area should be measured to the edge of the easement and not the center of the road. He also wants to keep the restrictions of the preliminary approval for lots 3 & 4.
Commissioner Rubin said that he agrees with using the easement to determine lot size and using the current Code.
Commissioner Parr asked about the thirty-five foot building box setbacks.
There was some discussion.
Commissioner Parr said she agreed with using the edge of the easement and current Zoning Code regulations. She also suggested that the definitions of FAR on the plat be modified to reflect the current regulations.
Attorney Tappendorf said that she recommends a separate chart be included for FAR and height restrictions.
Commissioner Cohn said that he agrees with keeping the FAR and height restrictions on lots 3 & 4, and to using the current Zoning Code on the remaining lots. He said that he is not a fan of large homes on smaller lots, and this would keep the house sizes consistent with the two smaller houses. He said this would allow reasonable sizes for the other seven houses.
Commissioner Dvorak said he was in agreement with the other Commissioners.
Commissioner Fraley said that he was also in agreement. He said that going forward, the Commission should not be approving PUDs based on what developers perceived was allowed on previous PUDs.
Greg Summers said that to gain the front setbacks on lots 1, 8, & 9, they would be ten feet from the rear easements.
Attorney Tappendorf stated that it would need to go before the CSCC if setbacks are less than twenty feet. The developer could seek a variance on the easements from the CSCC on all the lots.
Mike DeMar
said that the
There was some discussion.
Mike DeMar
said that by buffering the
Resident Barbara Turner said that she was on the Trail Committee. She said that she was concerned with the trails being put in. She asked if they were required to be put in, or just put on the plat.
Attorney Tappendorf replied that the developer was required to install the trail system.
Resident Kevin Thomas of 5266
Greg Summers replied that there would be some grading along the road to construct a right turn lane.
Kevin Thomas asked when construction would start.
Mike DeMar replied that construction would probably begin in May of this year.
Resident Carolyn Denaro of 3327 RFD asked how the wetlands would be protected with this septic system.
Greg Summers replied that the septic system had been approved by Lake County Storm Water Management and the Army Corps of Engineers.
Commissioner Acuna said that there was no example of this septic system in Long Grove, but this system is in use in other places. The water is filtered before it reaches the wetlands.
Greg Summers said that the waste water was pumped to one tank and then to another, so the water was filtered twice. He also said that the Lake County Health Department would take water samples twice a year.
Attorney Tappendorf stated that the developer must provide a letter of credit to assure that the septic system functions as promised.
Resident Carolyn Denaro asked who would pay if the wetlands were damaged.
Attorney Tappendorf said that the Covenant of the development would say that the homeowners would be responsible for the septic system.
Attorney Tappendorf
then stated the conditions for the final approval of the plat dated
Commissioner
Acuna made a motion to approve the Final Planned Unit
(PUD) plans and plat for the Eastgate Subdivision,
pursuant to the Attorney Tappendorf’s stated
conditions.
Second by Commissioner Cohn.
All ayes. No nays. Motion carried.
3. Approval of Minutes;
Commissioner Fraley made a motion to approve
the minutes as amended.
Second
by Commissioner Dvorak.
All
ayes. No nays. Motion carried.
4. Other Business;
Village Planner Hogue said that the next Plan Commission meeting could include the Sanctuary Creek property, maybe the Bank property, and possibly one other item. He also said that the proposed changes to the Zoning Code would go before the Village Board on there next meeting on March 13.
5. Adjournment;
Commissioner
Dvorak made a motion to adjourn the meeting.
Second
by Commissioner Rubin
All ayes. No nays. Motion carried.
Meeting adjourned
at
6.
Next Regular
Meeting –
Respectfully submitted,
Jeff Kazmer
Long Grove PCZBA Secretary