VILLAGE OF LONG GROVE
LONG GROVE PLAN COMMISSION
MAY 1, 2007 MEETING MINUTES
Commissioners present: Eduardo L. Acuna, Charles Cohn, Joe DiIorio, Mike Dvorak, Tobin Fraley, Robert Jenkins, Shelly Rubin, and Wendy Parr
Chairman present: Fred Phillips
Architectural Board members present: John Staub (chairman), Rodney Beadle, Terry Connolly, Lori Lyman, John Marshall, and Lynn Michaelson-Cohn
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.
Discussion
of proposed amendments to the
Regulations by the Architectural Board and
Plan Commission & Zoning Board of Appeals.
At the request of Chairman Phillips, all members present introduced themselves.
AB Chairman John Staub stated that we are all here to better Long Grove. The
current issue deals with the floor area of homes based on lot sizes and the height of
homes. In PUDs the developers give the Village perks such as open space or ball
fields, but they still want the same number of lots and density. If we reduce the size
of homes, the developers may not want to give up the open space, just build their
homes in a row. Changing lot size restrictions would also create some non-
conformities. As for height restrictions, John said it may be okay in some older
neighborhoods, such as Mardan Woods, but in a new PUD or such, we could end
up with flat or Mansard roofs. Cathedral ceilings also limit FAR, as does including
Garages. And we could end up with more cars parked on the street.
Attorney Tappendorf said that including sixteen foot ceiling height and garage
space in the calculation of FAR is a part of the current regulations.
AB member Lori Lyman said that because two story space and garages are already
included, we would be restricting the homes even more. By limiting height, you
limit aesthetics. A better way would be to control proportions..
Two exhibits of the front elevations of homes were shown to the members. Both
Homes met the current 35 foot building height requirement. The members viewed
the exhibits, and there was much discussion.
Commissioner Parr said that Superintendent Block had provided the Commission
with data at previous meetings showing that most homes being built conform to
the new proposed code.
Commission Chairman Phillips said that measurements are taken from the plans,
and not physically measured unless there is some question.
AB member Lyman said that she is okay with the roof height proposal, considering
the walkout/lookout clause.
AB member
lookout, and the current popular ceiling height. He said maybe the proposed code
should address this matter.
There was some discussion.
Commissioner DiIorio discussed basements and walkouts and stated that having
a door in a walkout is a great safety item, and much safer than just an escape
window.
Attorney Tappendorf explained how the proposed code calculates lower level floor
area as bulk.
There was some discussion.
The AB members said they agreed with the 31 foot mean roof height and the 35
foot height for walkout/lookouts.
Commissioner Cohn stated that he was impressed with other neighboring villages
limiting the smaller lots and what builders can do in other villages.
Attorney Tappendorf said that Long Grove has been much more generous than
other villages when it came to home sizes on smaller lots.
Commissioner Acuna said that few one acre lots remain to be built in the Village,
but that it is a valid point that it may impact existing homes when it comes time
to remodel. Long Grove is already getting dense, and there should be regulations
so that one homeowner cannot add on to his home much more than his neighbor
can, and affect his neighbors home value.
There was some discussion about non-conformities.
There was some discussion about PUDs and cluster home developments, such as
The Fields of Long Grove.
AB Chairman Staub stated that he was concerned with developers going with
straight subdivisions instead of PUDS, and then the Village doesn’t get the open
space and other perks.
Commission Chairman Phillips said that we still have the flexibility to give
developers a little more if they give the Village something in return.
There was some discussion.
AB member Lyman asked how the discussion to limit FAR started.
AB member Michaelson-Cohn said that the public expressed concern about the
homes in the Orchards subdivision being too large.
Commission Chairman Phillips said that residents expressed concern about the size
of the homes in The Preserves as well.
Commissioner Fraley said the there is some pressure to have larger homes, as well
as pressure to compete with other towns, but Long Grove is unique, and we don’t
need to compete with other towns.
Commissioner Cohn said that he agrees with Commissioner Fraley. There are
many cases of too much house on too little lot. Throughout the area there is too
much bulk, and he doesn’t want to see this come to Long Grove.
AB member Michaelson-Cohn said that The Fields have good scale and
proportions. Some subdivisions don’t work. They have too much bulk. That
is not the Long Grove experience. Long Grove is more open space and forests.
AB Chairman Staub said that to market a product, you need a good builder to
design and build good looking homes. We don’t want to discourage good builders.
Commissioner Fraley said that there is a
new home on
Craftsman style. It does not have a massive roof, and it is gorgeous.
AB member Beadle stated that he does not feel that the proposed FAR restrictions
are unreasonable compared to other villages. He said he is not sure about
penalizing the front of the house for what is going on in the back, such as a
walkout basement.
Commissioner Jenkins said that Long Grove’s philosophy has always been to
preserve open space, and also the open space between homes. The Village of
Riverwoods limits the size of homes by limiting setbacks and lot coverage.
Commissioner Rubin said that the Plan Commission has had much discussion
on Long Grove philosophy. He said the idea was to limit the size of the homes
on the smaller lots. He then asked what the Architectural Board would like to
propose to the Plan Commission.
Commissioner Parr said that she agrees with the Long Grove philosophy of
preserving open space. She said we are upholding the Comprehensive Plan by
discouraging large homes on small lots and controlling the density. She then
asked where do we go from here.
Commission Chairman Phillips said that as a result of careful planning with
The Preserves PUD the Village was able to get two ball fields. He then questioned
whether we were going to let the realtors dictate the Village policy or are we going
to plan for the future.
There was some discussion.
AB member Connolly said that his main concern was the building height, but that
he was okay with the walkout/lookout provision. He said he was concerned about
the proposed FAR regulations. He stated that we should keep up with what the
public wants. He said that we shouldn’t count garages or attic space.
Commissioner Dvorak stated that the Plan Commission has spent five years on and
off dealing with this issue. He said that he agrees with Commissioners Fraley,
Cohn and Jenkins that this plan should stay as proposed.
Commissioner Jenkins stated that the job of the Plan Commission was to follow the
Comprehensive Plan.
Commissioner Acuna thanked the Architectural Board members for getting
together with the Plan Commission. He said it was good to have this discussion
and to get their perspective.
Commissioner
Cohn made a motion to retain the original proposal.
Second by
Commissioner Acuna.
Commission Chairman
Phillips called for a roll call vote.
Commissioner Cohn voted aye.
Commissioner Dvorak voted
aye.
Commissioner Fraley voted
aye.
Commissioner Jenkins voted
aye.
Commissioner DiIorio voted nay.
Commissioner Parr voted
aye.
Commissioner Rubin voted
aye.
Commissioner Acuna voted aye.
Seven ayes, one nay, motion
carried.
AB Chairman Staub said that the architectural board needs to meet and discuss
these items at length. He then thanked the Plan Commission for inviting the AB.
He said that it was very enlightening to hear what the Plan Commission went
through to reach their decisions.
3.
Approval of
Minutes;
Commissioner Acuna made a motion to approve
the minutes as amended.
Second by CommissionerRubin.
All ayes with Commissioner DiIorio abstaining.
Motion carried.
4.
Other
Business;
Commissioner Rubin formally thanked Commissioner Ed Acuna for his service
on the Plan Commission
5. Adjournment;
Commissioner Acuna made a motion to adjourn
the meeting.
Second by Commissioner Jenkins.
All ayes, no nays. Motion carried.
Meeting adjourned at
6.
Next Regular
Meeting –
Respectfully submitted,
Jeff Kazmer
Long Grove PCZBA Secretary