VILLAGE OF LONG GROVE
Long Grove Plan Commission & Zoning Board of Appeals (LGPCZBA)
October 7, 2008
Commissioners Present: Jeff Kazmer, Wendy Parr, Charles
Cohn, Mike Dvorak, Tobin Fraley, Bob Jenkins, Shelly Rubin, Joe DiIorio
Chairman: Fred Phillips
Also present: Village Planner James Hogue; Planning Commission Secretary Terri Taylor; Village Attorney Jon Furr; and members of the public.
1.
Call
to Order: Chairman Phillips called the
meeting to order at 8:00 p.m.
2.
Old Business
Consideration
of a request by Mr. John Ullrich for final approval of plans and plats, as part
of the final PUD approval, for nine (9), single family lots to be known as the
Steeple View Estates PUD Subdivision and located on the south side of Route 53
an north of Manassas Lane, within the Village of Long Grove, Illinois.
Chairman
Phillips read the request.
Village
Planner Hogue reviewed his staff report, noting the issues that had been
identified at the September 2, 2008 meeting: 1) re-drawing of building boxes on
the plat to be no greater in size than what was previously submitted 2)
modifications as suggested by the Villae Attorney with regard to the wetland
buffer be incorporated and 3) scenic corridor work to be reviewed and approved
by the CSCC prior to any improvements commencing.
Commissioner
Cohn asked the petitioner if the building boxes were placed in the best
possible locations to preserve more trees.
Mr.
Ullrich indicated that the septic fields are located in areas that will need to
be cleared of trees. He also noted that the lot purchaser will ultimately
decide how and where their home will be placed within the building box.
Commissioner
DiIorio asked if possible pool locations could be identified on the plats. Upon
discussion it was determined that each individual homeowner would need to bring
the request to put in a pool and it was not necessary at this time to try to
predict what may be requested at a later date.
Commissioner
Kazmer made a motion to approve the request for final approval of the plans and
plats for the Steeple View Estates PUD Subdivision as amended; Commissioner
Parr seconded the motion; on a voice vote, all ayes.
3.
New Business
a. Consideration of a request for approval of
the final plat, engineering and site plans including landscaping, lighting,
signage and elevations as part of an application by the Sunset Grove, LLC,
authorizing the Sunset Grove Planned Unit Development/Subdivision submitted by
Mid-America Development Company.
Chairman
Phillips read the request.
Village
Planner Hogue stated that the current submission is in conformance with the
requirements. He then read through some of the details of the proposal,
including elevations for buildings “A,” ‘B,” “D,” and “E;” access and onsite
parking, sanitary sewer, site plan in “substantial conformance” with preliminary
plan as previously approved, water agreement between Sunset Grove & Midwest
Bank Property owners and Architectural Commission reviewed (landscaping,
elevations, lighting, final plat and signage) and recommended approval of the
proposal with minor “tweaks.”
Attorney
Furr summarized the situation with the deep well, which would now be located on
the Midwest Bank Property and that negotiations over financing were in
progress.
Commissioner
Kazmer asked about previous concerns regarding lighting and headlight glare.
Mr.
Firsel indicated that significant shrubbery and landscaping have been planned
in the areas of concern. He also pointed out that the buildings are located
significantly below street level of Route 83 which will prevent headlight glare.
Commissioner
Jenkins stated his concerns regarding the height and length of the proposed
fence, as well as the trees planned to shield the residential properties behind
the project.
Chairman
Phillips read the details of the fence and trees from the current proposal,
indicating that all conditions had been met as requested.
Commissioner
Parr wanted to know if evidence was required of a written agreement for water
on the property.
Attorney
Furr answered that the letter supplied was sufficient for final plat approvals.
Mr.
Firsel added some additional details about this unique situation. Because water
is required from an outside source (rather than on the actual property), the
specifics of the water source cannot be included on the actual plat.
Commissioner
Parr asked about the materials and location of the retaining wall.
Mr.
Firsel answered that the material was the same as used in the Menards project.
Village
Planner Hogue added that some details such as the locations of the monument
signs and paths would be reviewed as they are installed to ensure proper
compliance.
Commissioner
Parr asked about CVS signage and whether there could be a way to make all the
store signage consistent with a theme and certain requirements.
Village
Planner Hogue indicated that there were already many consistencies put into
place, but that there was only a certain amount of control they could require.
Store brands and logos would also need to meet their own corporate standards.
Commissioner
Jenkins initiated additional discussion regarding the fence. General discussion
began, however Chairman Philips closed discussion about this topic stating that
no other changes were necessary because the petitioner had met all requirements
previously requested.
Commissioner
Rubin made a motion to approve the final PUD plans as presented, subject to the
final water agreement approval; and all other conditions brought forth;
Commissioner DiIorio seconded the motion; on a voice vote, all ayes.
b. PUBLIC HEARING Consideration of a
request for a Special Use Permit excavation of ponds in lowland conservancy
district soils per sections 7-5-3 (F) & (G) of the Village Code or
additional relief necessary and/or appropriate under the village code to allow
such work in conjunction with a petition for preliminary plat approval for
subdivision of property to be known as the “Equestrian Village of Galway Farm
Subdivision” on property commonly known as 1889 Checker Road submitted by Mr.
Bart Canady.
c. Consideration of a request for preliminary
plat approval for the subdivision of property to be known as the “Equestrian
Village of Galway Far” Subdivision within the R-2 Residential District on
property commonly known as 1889 Checker Road submitted by Mr. Bart Canady.
Chairman
Phillips asked to be recused from this public hearing because the petitioner is
his neighbor.
Commissioner
Parr made a motion for Commissioner Kazmer to be chairman pro tem for the
remainder of the meeting; Commissioner Rubin seconded the motion; on a voice
vote, all ayes.
Chairman
pro tem Kazmer swore in the audience.
Village
Planner Houge read the proposal.
Attorney
for the Petitioner, Jerome Pinderski, Jr described the location and current
state of the property. He stated that one positive outcome of the project for
the local residents would be to resolve a current traffic issue with the
ingress and egress to Checker Rd. for the properties on Bordeaux. It is
currently difficult to see westbound when exiting on to Checker. Another key
element, he stated, would be the addition of a riding path for the new property
owners. The trail will not be for commercial use. Overall, the petitioner
believes this characteristic makes the subdivision unique and will be
attractive to certain buyers.
Natalie
Karney, project engineer, spoke about the current water detention and the
project plan to restore and create more wetland area, filtering the water
runoff to reduce pollutants. She described the proposal of a sanitary sewer
rather than septic due to available access in a nearby subdivision.
Chairman
Pro-Tem Kazmer asked the audience for their questions and comments.
Dr.
Herbert Canter, 1628 Picardy, asked about the requirements for Public Hearing
notifications.
Village
Planner Hogue indicated that he had an affidavit by the petitioner of letters
sent to the nearby property owners, as well as a newspaper ad and a sign posted
on the property.
Mr.
Canter expressed concern over a 2008 summer construction project where a bridle
path on Gallway Farm was created in close proximity to his property. He wanted
to know if this was intended for commercial purposes.
Attorney
Pinderski indicated that the riding trail was for social riding and not
commercial purpose.
Mr.
Marsh, 1630 Picardy, expressed concern over the bridle path location.
The petitioner,
Mr. Canady believes Mr. Marsh and Mr. Canter are simply unhappy that activity
is happening on his property. He stated that he tried to work with Mr. Marsh
regarding this on a previous occasion.
Camy
Gould, 2230 RFD, Country Club Estates homeowners association president, stated
her concerns with the close proximity of some homes. She suggests that the tree
line should be protected and wants a commitment to preserving that for the
current property owners. She also asked about maintenance of the path system
and meadow with this being a straight subdivision.
Attorney
Pinderski indicated these items have been addressed in the project plan.
Mike
Ditallo, 1648 Bernais, believes Mr. Canady has greatly improved the farm.
Lisa
Powell, 1680 Bordeaux, likes the concept of the subdivision. She asked about
the proposed location of the gate and entrance.
Attorney
Pindersky answered that Mr. Canady spoke with the eight property owners on
Bordeaux who support his concept for the new road.
Commissioner
Cohn asked why they chose to make this a gated community.
Mr.
Canady said that it would be a very small development with a lot of sharing of
common property. Gating would provide privacy and safety.
Commissioner
Cohn asked about the Lake County Forest Preserve letter provided. Is this
project in violation of a judgment?
Attorney
Pinderski indicated that they will be meeting with the Lake County Forest
Preserve to help them better understand the project and so they could see the
engineering plan.
Commissioner
Rubin asked about their decision to connect to a sewer system. General
discussion took place with the commission. Finally Commissioner Fraley stated
that the petitioner must show a hardship in order to allow connectivity to the
sewer.
Due to
the circumstances surrounding the LCFPD issues which require resolution before
the PCZBA can make any decisions, Commissioner Rubin made a motion to continue
the Public Hearing until the next scheduled meeting, Commissioner Cohn seconded
the motion, on a voice vote, all ayes.
Commissioner
Fraley made a motion to move this to a special meeting on November 17, 2008 (to
replace the regular meeting of November 4 due to Election Day); Commissioner
DiIorio seconded the motion. On a voice vote, all ayes.
4.
Approval of Minutes; September 2, 2008
Commissioner
Fraley made a motion to continue the approval of minutes until the next
scheduled meeting, Commissioner Rubin seconded the motion and on a voice vote,
all ayes.
5.
Other Business:
None to
report.
6.
Adjournment:
Commissioner
Fraley made a motion to adjourn, seconded by Commissioner Rubin. On a voice
vote, all ayes; no nays. Meeting was adjourned at 11:40 p.m.
7.
Next Special meeting – November 18, 2008, 8 p.m.
Next Regular meeting – December 2, 2008, 8
p.m.
Respectfully
Submitted,
Terri
Taylor; Secretary, Long Grove PCZBA