VILLAGE OF LONG GROVE
Long Grove Plan Commission & Zoning Board of Appeals (LGPCZBA)

June 3, 2008

Commissioners Present: Jeff Kazmer, Shelly Rubin , Charles Cohn, Wendy Parr, Bob Jenkins,
Joe DiIorio

Chairman: Fred Phillips

Absent: Mike Dvorak, Tobin Fraley

Also present: Village Planner James Hogue; Planning Commission Secretary Terri Taylor; Village Attorney Jon Furr; and members of the public.

3. Call to Order: Chairman Phillips called the meeting to order at 8:03 p.m.

Commissioner Parr made a motion to move agenda item #2 after agenda item #3 because the petitioner had not yet arrived at the meeting. Seconded by Commissioner Kazmer. On a voice vote; all ayes.

4. PUBLIC HEARING: CONTINUATION Consideration of a request for a special use permit to allow a planned unit development/ subdivision of up to 10 units on 18.16 acres of property to be known as Long Grove Country Club Estates Unit Number Ten and/or additional relief necessary and/or appropriate under the zoning code to allow a planned unit development of up to 10 units on property currently zoned under the R-2 zoning district classification within the Village of Long Grove, Illinois on property located 1128 RFD on the south side of Route 53 and north of Manassas Lane, submitted by Mr. John Ullrich. (Discussion by full PCZBA).

Chairman Phillips swore in the audience to begin the Public Hearing.

Terry Van Alstine and Ralph Schmidt began with a review of changes that have been made to the proposal and other updates.

· There are now nine lots instead of the original 10.

· Steeple View Estates is the new name chosen for the PUD.

· Regarding lot sizes, the smallest is now 50,000 and the largest is 87,000

· IDOT update – their position is the same, they want no additional access to Rte. 53; they provided a letter from IDOT for reference to this situation

Mr. Schmidt stated that having one less lot allowed for spreading out of the septic areas.

Village Planner Hogue read through the staff comments provided in his report. Key components include:

· A reduction in lots from 10 to 9

· A change in name from “Country Club Estates Unite #10 to “Steeple View Estates”

· An increase in average lot size to 1.45 acres from the originally proposed 1.22 acres

· A reduction in the size of Outlot “A” from 5.6 acres to 4.7 acres

· Increase in the pathway easement through “Outlot A” from 10’ to 20’ within the scenic corridor.

Ralph Nixalian, 1230 Manassas wants to see a written plan of the construction entrance. He expressed concern about buffering the current property owners.

Jerry Stern, Manassas resident asked if the Hillcrest road access had been discussed with IDOT.

Mr. Schmidt replied that there were funding issues as well as reluctance by IDOT to approve the idea.

Marshall Stanton, 1232 Manassas asked what had been done to address the safety and traffic issues brought up at the previous meeting.

Mr. Van Alstine stated that the construction entrance would be written in the final engineering plan submitted but assured the audience that most of this traffic would be using Rte. 53 for building the new road.

Chairman Phillips asked if all the homes were to be built at the same time.

John Ullrich (petitioner) answered that the lots would not be sold until the road has been built. Then the homes would be built based upon individual lot sales. Mr. Ullrich also addressed the concerns about traffic and safety. The following items could help defray concerns: a lower speed limit of 20 mph, installation of a speed bump at the entrance to the PUD, a stop sign, a “No Exit” sign. He also stated that some form of berming or other use of plants/trees to shield the view between the existing homes and the new development would be considered.

Chairman Phillips suggested that the developers / Mr. Ullrich and the current property owners plan to work out some kind of agreement about the berming between themselves. He asked the developers if it would be possible to continue the construction traffic via the Rte. 53 entrance after the road was built to assist with the home construction traffic.

Mr. Nixalian asked for the developers to point out the construction entrance on the plat.

Mr. Schmidt explained that once the road was built and lots could be sold, it would not be feasible to have construction traffic using the driveway meant for use by the two existing homes. In addition, construction traffic would not be able to go through one of the new lots that could have potentially been sold or built upon.

Mr. Stanton asked if the land was going to be cleared.

Mr. Ullrich stated the lots would be sold “as is”.

Mr. Schmidt explained further that specific building pads were not being planned and it would be up to the new property owners to determine their own construction plans.

Commissioner Kazmer asked about possibly adjusting the angle of the entrance to Steeple View Estates.

Mr. Schmidt and Mr. Van Alstine stated that the Village prefers to keep intersections at 90° angles for maintenance purposes (i.e. snow removal).

Commissioner Parr asked if an agreement had been made between Mr. Ullrich and Mr. Rubinstein regarding the concerns over berming. Mr. Ullrich responded that a written agreement had not yet been completed. Commissioner Parr mentioned the possibility of a speed table instead of a speed bump because speed bumps cannot remain in place during winter months when street plowing is needed. She also asked about the request to reduce the setbacks on the lots.

Mr. Van Alstine responded about the setbacks stating that the reduction in setbacks would provide more flexibility for placement of the homes on the lots.

Commissioner Parr said that often when a setback adjustment is granted, the developers are then willing to make some other type of improvement in exchange.

Mr. Van Alstine stated that the current wetland rating is 8.1 and their plan involves significant improvements, which would lead to a higher rating.

Group discussion took place related to setbacks.

Commissioner Rubin commented that historically a request for around 50% reduced setback is not granted except for very unusual circumstances.

Commissioner DiIorio stated that he would prefer to see the building envelopes a bit more specific and not so much flexibility allowed.

Mr. Stanton asked Commissioner Parr to repeat the setback numbers as they read in the proposal. She read them as 40’ front, 30’ on either side and 30’ rear. Mr. Stanton requested that the rear setback on Lot 1 remain at 40’ because it is adjacent to his property.

Commissioner Cohn asked if the front setbacks could be made bigger as he is concerned about the precedent this reduction might set for future developments.

A group discussion took place about this topic.

Commissioner Kazmer summarized that it appears the preservation of trees is more important than the setback numbers. The group agreed with his statement.

Mr. Stern asked how deep the wells would be for each lot.

Chairman Phillips and Village Planner Hogue replied that wells are held to certain requirements.

Group discussion took place about Mr. Rubinstein’s property with regard to the new street intersection and position of headlights into windows.

At this time Commissioner Parr made a motion to approve the petitioners request for a special use permit to allow a PUD of up to nine units with conditions as follows: 1. A reasonable attempt to work with existing homeowners regarding strategies to reduce headlight glare; 2. Creation of more well defined building pads; 3. Better defined setbacks related to the trees including the 40’ rear setback request for Lot 1; 4. That construction traffic via Rte. 53 exist for as long as possible and that construction traffic occur from Rt. 53 to the extent possible; and 5. That any other opportunities to improve the wetlands be explored. This motion was seconded by Commissioner DiIorio. On a voice vote; all ayes, no nays.

3. PUBLIC HEARING; CONTINUATION: Consideration of a petition for variation of the side yard set-back requirement (south side) from the required 40 feet down to 26.06 feet within the R-2 District for the construction of an addition (garage) to an existing single family dwelling for property located at 2542 Shenandoah Avenue, Submitted by Kris and Anna Wiatr. (Discussion by ZBA Members only)

The petitioner was not ready to present at this time.

Commissioner Cohn made a motion to continue this Public Hearing to the next regular meeting of the PCZBA on July 1, 2008. Commissioner Rubin seconded the motion. On a voice vote; all ayes.

4. PUBLIC HEARING: Consideration of a request for a special use permit to allow an amendment to a previously approved Planned Unit Development/ Subdivision commonly known as “The Long Grove Commons” including amendments to the previously approved ordinance, plat and plans for additional parking and an additional drive through coffee shop and/or additional relief necessary and/or appropriate under the zoning code to allow amendment of the previously approved planned unit development on property currently zoned under the B-2 PUD District. (Discussion by full PCZBA).

Chairman Phillips swore in the current audience.

The petitioner, Michael Bassofin, Cloverleaf Group explained the request for needed additional parking to The Long Grove Commons as well as the request to add a second drive-thru for a coffee shop. They are making the request for additional parking due to the success of businesses within Long Grove Commons, including the Red Cottage Salon, Smokin’ T’s and Eggsperience Café. These businesses have signed 10 year leases as well as contracting to buy their respective buildings, which indicates to him their dedication to their success.

Village Planner Hogue provided a brief staff review of the proposal.

Brian Ratajczak, Project Manager with Spaceco, Inc. pointed out the new parking and location of the coffee shop and drive-thru on the plat.

Commissioner Rubin asked what was being displaced is the current walking paths were being moved back to accommodate the new parking.

Mr. Bassafin said the plants / vegetation currently located in this area were planned to be moved back to make the accommodation.

Commissioner Parr asked if they were adding enough new parking.

Mr. Bassafin stated that the amount of parking being requested had been well planned to accommodate traffic patterns they are seeing during business hours.

Commissioner Cohn asked if they thought any traffic concerns on the roads could be caused by the new drive-thru.

Commissioner Parr asked the Smokn’ T’s staff to comment regarding the parking request.

Todd Stoner, Smokn’ T’s owner replied that they are please with the amount of parking being proposed. He went on to explain that customers and employees of the other businesses were often overflowing into the area near his business. The addition of more parking should alleviate the problem.

Bill Edsen, Christopher Burke Engineering, Ltd. conducted the parking study and believes that their request will improve the current situation.

Planner Hogue stated that the menu board for the proposed drive-thru would be sent to the ARB for approval.

Commissioner Rubin made a motion to approve the special use permit to allow amendments to a previously approved PUD (Long Grove Commons) including amendments to parking and an additional drive-thru with a menu board. Commissioner DiIorio seconded the motion. On a voice vote; all ayes.

5. Approval of Minutes March 18 and April 1 & 15, 2008 and May 6, 2008.

Commissioner Rubin made a motion to approve of the March 18 and April 1, 2008 minutes as amended; Commissioner Parr seconded the motion. On a voice vote, all ayes.

April 15 and May 6, 2008 minutes were not yet transcribed for review at the time of this meeting. Commissioner Rubin made a motion to move the approval of these minutes to the following regular meeting on July 1. Commissioner Kazmer seconded the motion. On a voice vote; all ayes.

6. Other Business:

No other business to discuss.

7. Adjournment:

Commissioner Rubin made a motion to adjourn; seconded by Commissioner Cohn. On a voice vote, all ayes; no nays. Meeting was adjourned at 10:17 p.m.

8. Next Regular meeting – July 1, 2008, 8 p.m.

Respectfully Submitted,

Terri Taylor; Secretary, Long Grove PCZBA