VILLAGE OF LONG GROVE
LONG GROVE PLAN COMMISSION
Commissioners present: Charles Cohn, Joe DiIorio, Mike Dvorak, Tobin Fraley,
Robert Jenkins, Shelly Rubin, and Wendy Parr
Chairman present: Fred Phillips
Also present: Village Planner James Hogue, Plan Commission Secretary Jeff Kazmer,
and Village Attorney Julie Tappendorf
Also present in the audience: Ed Acuna, Stephanie Hannon, Karen
Schmidt, and Maria Rodriguez were present as citizens of Long Grove and not in their capacity as Village Officials.
Chairman Phillips asked if anyone objected to proceeding with item 3, a public
hearing, before item 2, also a public hearing because of time factors. No one
present objected.
to the previously approved Special Use Permit for a Preliminary Planned Unit
Development known as
two year
time limit for the submission of a final plat. Discussion by full PCZBA.
Chairman Phillips swore in all who wished to give testimony to provide for
honesty.
Village Planner Hogue explained the background of the petition and the development’s original preliminary approval.
Steve Cross, representing
submission of a final plat for the subdivision.
Chairman Phillips asked for public comments. There were none.
Commissioner
Cohn moved to extend the time limit for submission of a final plat for the
Second by Commissioner Fraley.
All ayes. No nays. Motion carried.
A Special Use Permit to allow an 18
unit Planned Unit Development (15% density bonus requested) / subdivision to be
known as Sanctuary Creek and; 2) Reclassification to the R-3 One Acre Residence
District and; 3) a variation of the 100’ foot scenic corridor easement along
the proposed Rt. 53 extension right-of-way (NE side of the property) to 50’,
and/or additional relief as necessary and/or appropriate under the zoning code to
allow a planned unit development on property currently zoned under the R-2 PUD
district classification. Discussion
by full PCZBA.
Chairman Phillips swore in all who wished to testify to provide for honesty. He then explained the three requests of the petition.
Village Planner Hogue gave a staff review. He said the original petition on this property was denied last year. This new proposal is for 18 homes on the property. Some of the concerns that the Commission should address are the amount of open space and whether density should be calculated using the new Zoning Code.
Village Attorney Tappendorf said that calculating zoning density under the old code would be appropriate in this instance as the application was filed prior to the approval of the revised zoning code by the Village Board.
Village Planner Hogue stated that Lake County Department of Public Works has informed the Village that the sanitary sewer near this property is at capacity and will not be available for 2 to 3 years. Also of concern is that this property is part of Long Grove Station in the Village Comprehensive Plan, and there is concern about the wetland buffer areas.
Commissioner Cohn asked how this project could be built if there is no sewer connection available.
Commissioner Dvorak said he has the same question about this project.
Commissioner Jenkins said that until the sewer issue is resolved, it is premature to discuss the remainder of the project.
Commissioner Fraley said he concurs with his fellow Commissioners.
Commissioner Parr said that there are other issues. The Comprehensive Plan states that this property is part of a larger area that should not be developed bit by bit. She stated that she also has concerns about the sanitary sewer issue.
Commissioner Rubin said that he agrees with the comments of the Commissioners.
Commissioner DiIorio said that he would like to hear from the petitioners.
Mehran Farahmandpour, the architect representing Sanctuary Creek, said that he is here on behalf of the owner of the property. He said that not all the parcels are owned by the same owner for Long Grove Station. He said he doesn’t think it is possible to get all the owners on the same page, and that puts the Station in question. He said that the Commission should look at this development on its own.
Attorney Tappendorf stated that the Comprehensive Plan states that if that area is not developed as Long Grove Station, then it must be developed in accordance with the underlying zoning.
Mr. Farahmandpour
said that the sewer line runs through the property and that the owner was told
by
Attorney Tappendorf said that a final plat cannot be approved nor recorded until all the utilities have been secured.
Mr. Farahmandpour said that the process to get all the approvals and construction should coincide with the sewer being available. If the sewer line does not become available, they have done studies and test sites for a communal septic system. He said he wants to get the process started to see if the Village is okay with the project.
Resident Camy Gould of 2230 RFD said that the Village has never changed the zoning on a piece of property. The Village has a strong history of this. She said the Comprehensive Plan states that if this area does not become the Station, then it should be built as zoned. She said that the PUD bonus was intended for providing something to the Village and was not automatic. She said the Village should stay with the current zoning.
Mr. Housh Khoshbin, owner of the property, said that if the Station comes, then the density will be a lot higher. The one acre zoning he is asking for is less than the high density and multi-family if the Station is built. He said something should be done to preserve Long Grove. Times are changing and Long Grove needs maintenance free homes and down sized homes for people who want to stay in Long Grove. He said he wants an answer of what the Village and the public want. Do they want to keep the high density or move forward?
Commissioner Fraley said it is if, not when, the Station is built. He said rarely, if ever, is zoning changed for a builder. He said Long Grove was founded on open space and a rural setting. We must look at the rural nature of Long Grove.
Mr. Khoshbin said that the profit is higher on two million dollar homes than on one million, but the market does not support it now. He said he is asking for rezoning to allow one acre homes.
Commissioner Fraley said that there is a misconception that Long Grove is anti-developer. The Village just wants to keep the certain feel it has.
Chairman Phillips stated that he has been on the Commission for about 25 years, and cannot remember ever changing the zoning on a particular piece of property.
Mr. Farahmandpour said that Long Grove can’t support more multi-million dollar homes. People want open space and trees, but smaller homes that are maintenance free. We have come to the point where we have enough multi-million dollar homes and need something else.
Commissioner DiIorio asked what size homes would be built.
Mr. Khoshbin replied that they would be about 4500 square feet at a price point of 900 thousand and up.
Mr. Farahmandpour said they would be on a 70 x 70 foot pad and all other land would be common.
Village Trustee Stephanie Hannon said that the first decision the Commission should make is whether they were willing to rezone the property before any more discussions.
Commissioner Dvorak asked what the Village would get for the 15% bonus.
Mr. Farahmandpour replied that there would be open space in the center of the development, a pond and wetlands, a clubhouse, improvements to the wetlands, and maintaining of the setbacks.
Resident Camy Gould said the idea of Long Grove is not two million dollar homes, but open space and space around the homes. Long Grove is not about a lot of Village services, but about living with the land.
Commissioner Cohn questioned the 50 foot setbacks along the proposed Rt. 53 ROW. He said it was not appropriate to reduce the setback requirement.
Mr. Farahmandpour said 50 feet would not make much of a difference.
There was some discussion.
Commissioner Jenkins stated that we are overlooking the most important point. Unless the property is rezoned, all these discussions are meaningless.
Commissioner Rubin asked Commissioner Jenkins if he would like to put that in a motion.
Commissioner
Jenkins made a motion to recommend denial of the requests for a special use
permit, rezoning, and the easement variation.
Second
by Commissioner Rubin
Chairman Phillips asked 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.
Motion
carried
.
Commissioner Rubin made a motion to place the approval of minutes to the back of the meeting agenda; seconded by Commissioner Dvorak. On a voice vote; all aye.
Maria Rodriguez stated that the Village needs a multi-faceted solution to the zoning code. The rejection by the Village Board of certain proposals to the zoning code was not meant as any disrespect to the Plan Commission.
Stepahnie Hannon said that the Village could not grandfather in any lots and that might reduce some property values. The Village might lose open space if builders go with straight subdivisions instead of PUDs. These issues need to be looked at. Maybe one way would be to look at the PUD zoning code to have smaller homes on larger lots.
Maria Rodriguez said we need to take a close look at this issue to make sure we don’t have any unintended consequences.
Commissioner DiIorio said that maybe the Village would need a consultant to look at the PUD zoning and what would be best for Long Grove.
Attorney Tappendorf said that she had been working with Village Manager Lothspeich, Superintendent Block, and Planner Hogue, and possibly one part of a solution would be to look at the space between neighboring homes.
Commissioner DiIorio stated that the setback of the house and the landscaping are very important to the scale of open space.
Maria Rodriguez said that the Architectural Board had offered to act as an appearance review board.
Attorney Tappendorf said that recent legislation passed by the state would give the Village more control over appearances.
Commissioner Fraley said that it is noteworthy that the two winning Trustees in the last election were in favor of the Comprehensive Plan, and the two candidates with the fewest votes were against the Comprehensive Plan.
There was some discussion.
Resident Camy Gould said that the biggest problem is large homes on the smaller lots.
There was some discussion.
Ed Acuna
said that the current trend is similar to
Maria Rodriguez said that we are all going in the same direction towards what is best for the Village. The Board and Staff would look at this issue closely, and then send it back to the Plan Commission.
There was some discussion about the Village Board and Plan Commission working together on this issue.
Commissioner
Parr motioned to approve the minutes as amended.
Second by Commissioner DiIorio.
All ayes, No nays. Motion carried.
Commissioner
Fraley made a motion to adjourn the meeting.
Second by Commissioner Jenkins.
All ayes, no nays. Motion carried.
Meeting adjourned at 10:00 p.m.
Respectfully submitted,
Jeff Kazmer
Long Grove PCZBA Secretary