VILLAGE OF LONG GROVE
Long Grove Plan Commission & Zoning Board of Appeals (LGPCZBA)
March 18, 2008 Special Meeting
Commissioners Present: Shelly Rubin , Charles Cohn, Wendy Parr, Tobin Fraley, Bob Jenkins, Joe DiIorio
Chairman pro-tem: Jeff Kazmer
Absent: Chairman Phillips, Mike Dvorak
Also present: Village Planner James Hogue; Planning Commission Secretary Terri Taylor; Village Attorney Vic Filippini; and members of the public.
Commissioner
Cohn made a motion for Commissioner Kazmer to be Chairman Pro-Tem at the
meeting because Chairman Phillips was not in attendance. Commissioner Rubin
seconded the motion. On a voice vote, all ayes.
Joe
Baldin, Hitchcock Design Group provided a brief summary of the previous Master
Plan presentations. Some key points included:
·
Current market is
healthy
·
Larger downtown can be
supported
·
Visibility and
confidence issues currently exist
·
New business should
complement existing business
·
Plan should support
resident’s needs
·
Build on charm of
current downtown
·
Need to recruit
business that supports community
·
Alternate strategies
to approach space – using four quadrants
·
Highlighted changes
suggested for each quadrant, redevelopment opportunities, access roads
·
Largest growth planned
for south quadrant including open space and new businesses, plus gateway at Old
McHenry and Rt. 53.
Public
testimony began.
Mark
Iden, Attorney for the Fremont Way Property located along the boundary of Buffalo
Grove at Rt. 53 and
Commissioner
Cohn stated that joined homes have never been approved in Long Grove. He also
stated that the town homes they are proposing are in the same price bracket as
single-family homes that currently are required to have a minimum of 1 acre of
land. He asked Mr. Iden how long the property has been owned by the current
owners.
Mr. Iden
stated 20 years. He added that several proposals had been made over many years,
but none have been passed.
Commissioner
Cohn asked why this property was included in the study area.
Village
Planner Hogue answered that it was included because of zoning.
Mr.
Iden’s presentation was now complete.
Bob
Duncan, partner with Greencourt Partners stated that they have a large stake in
the success of the downtown district. They completed an independent study of
improvements to the downtown.
John
Lemont, Lakota Group Master Planning, highlighted some points of their
independent study. During their study found many similarities to the Hitchcock
Master Plan but also arrived as some differences for discussion.
Some of
their proposed ideas are (some of which overlap with the Hitchcock Plan):
·
To have the connecting
road in the North Parking Lot be moved to the outside of the existing buildings
to allow for more outdoor space inside town square area.
·
Relocating Fire
Department parking
·
Addition of a second
major intersection/corner for businesses
·
Addition of two
gateway restaurants
·
Additional
roads/entries to the downtown area
·
Development of
multifamily homes
·
More walkable
streetways
Commissioner
Parr asked Mr. Lemont to clarify the differences in their Plan when compared
with the Hitchcock Plan.
Mr.
Lemont summarized that there were two differences:
1.
Moving the north
connector street
2.
Allowing more green
space in the now existing area. They did not find adding green space to the
south triangle to be beneficial to
businesses.
Commissioner
DiIorio asked about artisan shops. What’s been done to encourage that including
housing?
Mr.
Duncan responded that the first desire is to get vibrant retailers including
restaurants (not chains). Their goal is to give people a new reason to visit
Long Grove.
Commissioner
DiIorio and Mr. Duncan discussed the size of green space in the triangle area.
DiIorio stated that he would like to see more and Mr. Duncan stated that once
the building footprints were in place, it would be easier to see exactly how
much green space would exist.
Commissioner
Kazmer asked what was happening to the residences along Rt. 53.
Commissioner
Rubin stated that he would like to see some things like a U.S. Post Office,
library and community center. He believes these would enhance the current
proposed plans.
Mr.
Duncan said he believes something Long Grove is missing in it’s downtown area
are residences. Most of the surrounding communities that have successful
downtown areas also have a strong residential presence.
Commissioner
Cohn expressed concern about maintaining the “historic village” aspect and
wanted to see the undefined area on the plan fleshed out.
Mr.
Duncan stated that he believes the Hitchcock Plan is not at economically viable
and wants to see a second 100% retail corner downtown.
John
Ullrich expressed his concern over changing he triangle area. What happened to
affordable and senior housing? He stated that the final plan needs to remain
flexible enough to address future needs of the historic village.
Commissioner
Jenkins stated that the Village of Long Grove hired Hitchcock Design Group to
advise on the Master Plan and that Greencourt Partners has vested interest in
the success of their business.
Mr.
Lemont stated that he believes both groups are on the same page to improve
downtown.
Bob
Stoll, owner of Red Oaks and member of the Long Grove Business and Community
Partners group read a letter of support from the group for implementing the
Master Plan.
Tom
Hilligoss,
There
were no other public comments at this time and the Commissioners began their
discussion and comments.
Commissioner
Rubin stated that he wants to maintain a balance of the historic nature with the much needed
economic viability.
Attorney
Filippini pointed out that overall this plan
is not meant to cover small details. It’s like a view from 10,000 feet.
Focus should be on general plans and whether those meet the needs of the
Village. Commissioners briefly discussed how to proceed with recommendations
and decision making.
Commissioner
DiIorio asked to review the differences between the Hitchcock Master Plan and
the Greencourt Partners Plan.
Commissioner
Rubin asked Commissioner Fraley to comment based on his experience during the
plan process. Commissioner Fraley described the plan as “a lump of clay” which
will eventually be molded and shaped into specific things, but for now to treat
the plan as a whole, which people either like or not.
Discussion
and clarification continued regarding the nature of the voting by the
Commissioners. Commissioner Jenkins summarized this as 1. Approval of the
proposed Master Plan and then 2. Approval of how the Master Plan is applied to
the Comprehensive Plan.
Per
discussion, Commissioners agreed to provide written comment related to the plan
to Planner Hogue, to then be discussed at next special meeting prior to voting.
Commissioner
Cohn made a motion to continue the Public Hearing until the next special
meeting on April 15; Commissioner Parr seconded the motion. On a voice vote,
all ayes.
Commissioner
Parr made a motion to approve the January 16, 2008 minutes as they would be
amended; Commissioner DiIorio seconded. On a voice vote, all ayes, one
abstention. Jenkins abstained because he had not attended the January 16
meeting.
Commissioner
Parr made a motion to continue the approval of the February 5, 2008 minutes
until the April 1 meeting. Seconded by Commissioner Cohn. On a voice vote, all
ayes.
Brief
discussion took place regarding the topics for the next regular meeting.
Commissioner
DiIorio made a motion to adjourn; seconded by Commissioner Rubin. On a voice
vote, all ayes no nays. Meeting was adjourned at 10:30 p.m.
Special
Downtown Master Plan Meeting – April 15, 2008
Respectfully
Submitted,
Terri
Taylor; Secretary, Long Grove PCZBA