Long Grove Plan Commission & Zoning Board of Appeals (PCZBA)

Meeting Minutes – February 2, 2010

 

Commissioners  Present: Fred Phillips, Chairman, Commissioners Jeff Kazmer, Mike Dvorak, Joe DiIorio, Charles Cohn, and Tobin Fraley.

 

Absent: Commissioners Shelly Rubin & Wendy Parr.

Also present: Village Planner James Hogue; Paula Kirlin, Village Attorney and members of the public.

 

 

1.      Call to Order: Chairman Phillips called the meeting to order at 7:03 p.m.

 

2.      Consideration of a request for approval of a final plat of subdivision to be known as the “Long Grove Water Treatment Plant Subdivision” and a variation of Title 6, Section 6-4-3 (D) of the Village Subdivision Regulations reducing the building site requirement from the required 33,000 square feet to 30,649 square feet for proposed Lot 2 on property commonly known as “The Long Grove Executive House” and located at 4180 Illinois Route 83, as submitted by the Village of Long Grove.

 

Chairman Phillips read the request into the record.

 

Village Planner Hogue explained the request noting the property is located on the east side of Illinois Route 83 and immediately south of and adjacent to the Sunset Grove Property with a common street address of 4180 Route 83. The property is presently configured into a single lot and contains 5.370 acres of land area.

In 1977 a Consent Decree was issued on this property through the Circuit Court of Lake County regarding the development of this property.  This document essentially serves as the “zoning ordinance” for this property and the development of the “Executive House”, on this property, was done conformance with this judgment. An amendment was also approved in November 1977 which allowed for additional square footage to be placed on the property.

Planner Hogue further stated the proposal before the PCZBA is consideration of the final plat of a two lot subdivision for property to be known as the “Long Grove Water Treatment Plant Subdivision”.  Lot 1 is proposed essentially remain unchanged and will continue to house the “Executive House” in the short term. Ultimately, long term, reclassification of this property to the HR-1 Highway Retail District is anticipated. Lot 2 will contain the water treatment plant and will be owned and maintained by the Village of Long Grove.  Per the Village Code this is considered a minor subdivision and no preliminary plat is required. A variance of the minimum lot size as prescribed by the subdivision ordinance is however required.

Proposed Lot 1 (The “Executive House”) will contain 4.666 acres of land area. This exceeds the 33,000 square feet of land area as mandated by the Village Subdivision Regulations. Lot 2 does not contain the minimum 33,000 square feet of lot area mandated by the Village Code. The Village proposes a variation of the this requirement as provided for in Title 6, Section 6-8-1 “Hardship” as provided for in the Village Subdivision Code.

Staff noted that due to the unique nature of the proposed use of the property as a Village owned and operated water treatment facility, the minimum amount of property required for the plant was negotiated for purchase. This was done to keep the purchase price of the property at a minimum thereby protecting the fiscal resources of the Village and to maximize the amount of developable land which remains on Lot 1 with the understanding that long term development under the HR-1 District Regulations is anticipated.  Staff further noted the deviation in lot size is minimal and that this standard has been typically applied to the building area of residential lots. Lot 2 will be used for non-residential purposes (and in fact will remain unmanned most of the time). Keeping the lot size minimal is in the public interest as opposed to being detrimental to it. A smaller lot represents a smaller expenditure of public dollars and retains a larger area for future development under the HR-1 District regulations as is anticipated under the Downtown Master Plan as adopted in 2008. This has the potential to provide additional sales tax revenue to the Village in the future.

Attorney Kirlin then reviewed the legal aspects of the request specifically the consent decree. She indicated the amendment to the consent decree would allow proposed Lot 2 (as depicted on the final plat) to develop for the water treatment plant. She reiterated that under the amendments to the consent decree proposed Lot 1 (the “Executive House” property) would remain unchanged. If the owners of Lot 1 decide to further develop the property the consent decree would need to be further modified or vacated to allow changes from what exists on the property as mandated by the consent decree.      

Mr. Robert Jenkins, 5119 Arlington Heights Road, a resident and abutting property owner gave a history of the development of the property as the “Executive House”.  He indicated he was present to hear what was proposed for the property and had no objections to the plans as presented.

Commissioner Kazmer asked why there was not a public hearing on this request. Planner Hogue noted that this was a request for “straight subdivision” and not a PUD as is typically seen by the PCZBA. As the subdivision of property is am administrative process, no public hearing is required. The Architectural Commission is reviewing the building elevations, site plan and landscaping plans as mandated by the Village Code however.

Commissioner Di Iorio had questions regarding the modification of the consent decree. Attorney Kirlin responded to these questions. Furthermore, he noted the water mains should be looped to provide circulation and water pressure especially in emergency and repair situations.

Commissioner Cohn had questions concerning water pressure and pump sizing. Planner Hogue explain how the proposed system would work in relation to a more conventional water tower system.

Commissioner Fraley had a question about funding for the system. Planner Hogue explained that an SSA (Special Service Area) had been established for this purpose.

A motion was made by Commissioner Fraley, seconded by Commissioner Kazmer, to accept final plat of subdivision to be known as the “Long Grove Water Treatment Plant Subdivision” with a variation of Title 6, Section 6-4-3 (D) of the Village Subdivision Regulations reducing the building site requirement from the required 33,000 square feet to 30,649 square feet for proposed Lot 2 of property located at 4180 Illinois Route 83, as submitted by the Village of Long Grove. On a voice vote; all aye.

 

3.      Approval of Minutes; November 3, 2009

 

Commissioner Cohn made a motion to approve the November 3, 2009 meeting minutes as submitted; Commissioner Dvorak seconded the motion; on a voice vote, all aye and no nays with Commissioner Fraley abstaining.  

 

4.      Other Business

 

Planner Hogue updated the Commission as to potential petitions to be coming before the PCZBA. He also reported that he had received a letter of resignation from PCZBA Secretary Terri Taylor. The PCZBA expressed their gratitude for the fine job Ms. Taylor had done and wished her well for the future.   

 

5.      Adjournment

 

Commissioner Dvorak made a motion to adjourn, seconded by Commissioner Cohn, on a voice vote; all ayes; no nays. Meeting was adjourned at 7:55 p.m.

 

6.      Next Regular meeting March 2, 2010, 7 p.m.  

 

Respectfully Submitted,

 

James M. Hogue

 

Village Planner/PCZBA Secretary Pro-Tem