VILLAGE OF
LONG GROVE
Long Grove Plan Commission & Zoning Board of Appeals (LGPCZBA)
January 16,
2008 Meeting Minutes
Commissioners Present: Shelly Rubin , Mike Dvorak, Joe DiIorio, Jeff Kazmer, Wendy Parr, Robert Jenkins, Tobin Fraley, Charles Cohn
Absent: Chairman Phillips
Chairperson Pro-Tem: Wendy Parr
Also present: Village Planner James Hogue; Planning Commission Secretary Terri Taylor; Village Attorney Vic Filippini; Village Superintendent Bob Block and members of the public.
This
meeting is a continuation of the public hearing held on December 4, 2007. Chairperson
Pro-Tem Parr made all attendees aware that we would
need to vacate the room by 11 p.m. She requested that the petitioner limit his
comments to changes that had been made to the proposal only and to keep within
a half-hour timeframe. She also asked that audience members refrain from making
the same comments from the previous meeting.
Speakers
should also keep to a three minute time limit. She instructed audience members
to provide their name and address clearly before making their comments.
Chairperson Pro-Tem Parr swore in all meeting attendees.
Village
Planner Hogue read the existing petition.
Mr.
Michael Firsel, Mid-America Development Partners, LLC
spoke about the changes and new developments since the previous meeting. He
appeared before the Long Grove Architectural Review Board where the plan
received an overall positive response. A next discussion will cover more detail
regarding lighting and landscaping. Another meeting was held with Hitchcock
Design Group (working to develop village architectural and design standards)
where they provided Mr. Firsel with suggestions about
the streetscape and landscape plans. Hitchcock Design recommends that this
property should complement the Historic Downtown District, but that it should
not be and exact replica because it is not actually part of that District.
Mr. Firsel provided updates to many of the questions/concerns
brought up at the last meeting:
A.
Added seating near the
“Starbucks” and outside Sunset Foods
B.
No gazebo, but benches
and other seating to be discussed later
C.
Talked of a letter
from their engineer indicating that less water flow across Aptakisic
than exists today.
D.
Met with residents on
the west side of Route 83. Mid-America will be contributing money to assist
with the planting of trees for privacy and screening.
E.
Met with various local
business property owners regarding the well system. The deep well will not
affect the shallow aquifer which homes utilize.
F.
They are not required
to complete a radium/barium test, but will do so anyway due to resident
concerns.
G.
An above ground
reservoir will be created (for the water supply).
H.
Because the site is
not level, they must use Route 83 and Aptakisic as
benchmarks for ground level. There is a 27’ drop from
Mike
Fitzgerald, OKW Architects,
A.
They added a
recommendation from Hitchcock Design to move Building C (on the plan) closer to
Route 83.
B.
Creation of more
seating areas
C.
Will be adding more of
the amenities and compatible items recommended by Hitchcock Design.
D.
Made a change in the
footprint for Building E which is now smaller. The driveway has also been
flipped to the north side of the building and the loading area is now more
hidden.
Ann Sardini, OKW Architects,
A.
Plants are now all
100% native except for the evergreens.
B.
Plan now shows
accurate placement of the sidewalk
C.
Landscaping along
Route 83 and Aptakisic will be 10’-20’ wide with
shorter perennials and shrubs plus deciduous trees to provide year-round color
and visual interest and to keep a natural look
That
concluded the petitioner’s presentation and Chairperson Pro-Tem Parr thanked
the architects for their input.
The
audience members began the questions and comments portion of the hearing.
Monica Bedrosian,
Kevin
Thomas, 5266 RFD thinks this is a better effort by the developer. He believes
this is an opportunity to better our community. Speaking to the developer, he
said he came to an upscale community and that “we” would hold them to the
highest of standards. Mr. Thomas wants people to see this development and think
it is amazing. He believes that with good content and look it will enhance the
community.
Jim
Miller, 5229 RFD did not know if he is really “for” or “against” this
development. He did have questions. He was concerned about the creek behind his
property which is currently almost dry. He thought the Board of Trustees and
Commission should be concerned about the effect of water runoff and well
locations in the area. He expressed understanding for Ms. Bedrosian
because of the location of this project behind her home.
Joanne
Weber, 5127 RFD stated that her property would be directly behind this project.
She thinks Sunset Foods would be a great asset to the community. She said she
is not happy with the look of the project either. Wondered why the plan is not
continuing the look of Long Grove Commons shopping
center. She does not want Sunset Foods to go away.
Camy Gould, 2230
RFD stated that she spoke at the TIF meeting the previous night. A resident for
13 years who has attending meetings for many years, said she knows people in
Long Grove want to see business grow in our town so they can spend their money
and it goes back into their own community. She suggested keeping the big trees
so it’s not so barren right away; it would take time for new trees to grow. She
believes Long Grove needs a grocery store and upscale shopping.
With no
other comments from the audience, the Commissioners began their questions.
Commissioner
Jenkins read his submitted comments provided prior to this meeting.
Commissioner
Fraley also read his comments. He said that he knows Mid-America is in the
business to make money. He is concerned with the de-annexation issues brought
to hand. He wants development in Long Grove and does not want to feel like if
the PCZBA or Board of Trustees wants the developer to make changes to the
proposal that they may take the project elsewhere. He’s not excited by the
current plan he’s seeing and knows that not everyone will be happy with it. He
believes the Commissioners are looked at as the “bad guys” but they need to
make this the best project possible for Long Grove. He prompted a short
discussion regarding the status of Hitchcock Design Group’s relationship to the
Village of Long Grove.
Commissioner
Dvorak repeated concerns of Commissioner Fraley. He believes we need a
“showplace” and not a “strip mall.” He wants the developer to take this
further. He sees improvements in the landscaping. He asks if people are really
going to walk along a six lane highway (Route 83) and wonders why the path
could not meander through the property instead. He is concerned over the state
of the shallow aquifer and how much water runoff will be created due to the
parking areas which will not be going into the aquifer as it is currently.
Commissioner
DiIorio complimented Mr. Firsel
for a great job addressing the concerns outlined in the previous meeting. Has two additional comments. Can more work be done around
the detention pond with plants and possibly a gazebo area? And what kind of
recycling can be used in the project. Have they looked into the permeable
pavers to address water runoff concerns. He also wants
to know if they are recycling construction products. He said he was glad they
are working closely with the Architectural Board (AB).
Chairperson
Pro-Tem Parr read Chairman Phillips’ written comments because he was not in
attendance at this meeting. They read as follows:
As a
member of the Long Grove Plan Commission for almost 30 years, it’s safe to say
that I have seen hundreds of projects come before the Plan Commission. Many
were turned down for various reasons. Many were sent to the Village Board with
the endorsement and recommendations of the Plan Commission. I cannot remember
one project that was perfect, and didn’t need some type of modification from
the original proposal as presented to the Plan Commission. Even then, the
recommended project usually was a result of compromise from the developer, the
village, and the residents of the community.
I have
reviewed the Sunset Grove project from the perspective of a Plan Commissioner
as well as a village resident. I have heard and considered the public comments
from the December 4th public hearing, along with the comments from
my fellow Plan Commissioners. I have reviewed the proposed changes that the
petitioner has suggested in response to the above comments.
Architectural
concerns can and will be handled by our experts on the Long Grove Architectural
Board.
The
concerns of not enough green/landscaping were addressed with additional
landscaping by the developer and will also be reviewed by the Architectural
Board.
The
concerns of traffic are nothing new on Route 83. Human nature would be to do
your (grocery) shopping at non rush hour times,
therefore, most of the additional trips generated by this site would be during
those non rush hour times. This finding is supported by the traffic study as
submitted with the proposal.
The
Village of Long Grove has been looking for a grocery store to locate here for
as long as I can remember. Sunset Foods, being a premier supermarket, is as
close to a perfect fit for the village as I could ever have imagined. With
With
that said, I strongly recommend this proposal and
suggest that my fellow Plan Commissioners recommend this project to the Long
Grove Village Board for approval as well.
Fred
Phillips
Resident;
Village of Long Grove
Chairman;
Long Grove PCZBA
Commissioner
Kazmer said he has been a Long Grove resident for 25
years and a Dominick’s employee for 36 years. He believes this proposal is a
unique opportunity for the community. It could have a “wow” factor and
residents might even visit multiple times a week. He believes a project like
this could “define” Long Grove and the developer could look back and say “look what we can do.” He read a page from the Comprehensive
Plan regarding protection of the residents on
Commissioner
Cohn felt that this project needs something that is more pedestrian-friendly.
He was not impressed by the “Starbucks.” Although this is in close proximity to
downtown historic district, he does not feel it should be a clone of that area.
He wants more effort placed upon gathering-type areas. Overall his impression
is that it’s not distinctively upscale or unique. He sees a fountain/garden
area or town square option which could serve as gathering spaces. He’s pleased
with the outcome regarding the residents west of Route 83. He is also concerned
with water runoff and feels they should consider a permeable pavement. He
questioned the well situation and did not understand why a shallow well would
be needed at all. He feels traffic issues really need more attention. He read
some issues outlined in his written comments and feels the developer should
consider reconfiguring the layout of structures with user amenities other than
shops.
Commissioner
Rubin told the audience that he has been a resident of Long Grove for 23 years.
He agreed with fellow commissioners regarding water, landscaping, and traffic
issues. He wants to know what the real impact will be to the current traffic
problems on Route 83.
Chairperson
Pro-Tem Parr had a procedural question for the Village Attorney. She wanted to
know the Village Engineer’s opinion regarding storm water and when that would
be available.
Attorney
Vic Filippini said that the plans don’t have enough
detail at this time to render a comment. The PCZBA recommendation should be
that all storm water / watershed requirements must be met and demonstrated in
the final plan presentation by the developer.
She also
wants to know the timing for approvals with the AB. She has noticed a lot of
concerns over how this plan looks.
Attorney Filippini said the two items the
PC is considering can be recommended pending the approval/recommendations of
the AB. The final project approvals will come from the Village Board of
Trustees.
Chairperson
Pro-Tem Parr wanted to know if
Attorney Filippini said there is a
multi-step review process involved. Route 83 is an
State Highway
and Aptakisic is a
Chairperson
Pro-Tem Parr had a question about text amendment 5-4-2 (D) regarding what
stores are permitted in the HR-1 District. Would PCZBA need to approve each store.
Attorney Filippini said “no.” The PUD says
“retail stores” would be approved within the PUD. PC and Board would make recommendations
regarding the range of retail stores that could be within the development.
Chairperson
Pro-Tem Parr asked if the Village of Long Grove has control over what retail
businesses could open.
Attorney Filippini said “it depends.” The
Village can say what kinds of stores, but not exactly who.
Additional
discussion regarding the language of this amendment took place.
Chairperson
Pro-Tem Parr asked a question about the tower and its height.
Attorney Filippini said that because the
amendments would affect future development, the verbiage would be generic.
Chairperson
Pro-Tem Parr asked a question about yard requirements and discussion took place
regarding the situation.
Commissioners
Jenkins and DiIorio discussed the view from the east
and the height of the proposed buildings.
Commissioner
Rubin asked about what gets built first, the roads or the buildings.
Ed Acuna,
Chairperson
Pro-Tem Parr asked Mr. Firsel if he had any other
questions or comments at this time.
Mr. Firsel wants this to be a first class shopping center. He
defended the plan as not being a “strip mall.” He recited many of the
architectural amenities and the high-quality materials used in the proposal. He
finds it would be difficult to spend more money on these buildings and remain
profitable. He feels he is hearing different opinions from different boards in
Long Grove. He meets weekly with village staff to ensure the project is moving
forward and all needs are being met. He wants everyone to know that the rents
for shops will be $28/square foot minimum. This is a very high-end rent to pay,
which will itself limit the quality of stores within the development. The
coverage by buildings on the property will be 18.6%. The lowest coverage of any
development Mid-America has worked on in the past. Coverage by buildings is
usually approximately 25%. It’s an economic challenge to make this affordable
to produce if more amenities are expected.
Ms. Bedrosian asked if Long Grove didn’t have a TIF, would this
project proceed. She still thinks this project looks like a strip mall. She indicated
she has spoken to all residents on
Commissioner
DiIorio requested close-up renderings of the
buildings.
Commissioner
Jenkins asked for a drawing from
Mr. Firsel agreed to provide both sets of drawings as
requested.
Chairperson
Pro-Tem Parr asked if the PCZBA was ready to vote on the recommendations.
Commissioner
Rubin made a motion to approve the text amendment to the zoning code to create
the new HR-1 Highway Retail District. On a roll call vote, all ayes, no nays; motion
carried.
Commissioner
DiIorio made a motion to approve the rezoning of the
property from R2 to HR-1 and OS-P Districts. Discussion of this topic continued
with Commissioner Jenkins expressing concern over the rezoning.
The
discussion was redirected to the motion currently being considered. On a roll
call vote; seven ayes, one nay by Commissioner Jenkins; motion carried.
Gerald Ostick,
Mr. Firsel voiced his disappointment with this comment.
Commissioner
DiIorio made a motion to close the hearing; seconded
by Commissioner Fraley. On a voice vote, all ayes no nays; motion carried.
The
Hitchcock Design Group draft downtown master plan for village design standards
was presented to the PCZBA. A special
meeting was suggested to present the plan to the PCZBA and AB on February 19,
2008. All Commissioners agreed to the special meeting.
Commissioner
Dvorak made a motion to adjourn; seconded by Commissioner Cohn. On a voice vote, all ayes no nays. Meeting was adjourned at
10:55 p.m.
Respectfully
Submitted,
Terri
Taylor; Secretary, Long Grove PCZBA