PLAN COMMISSION 2016/05/12 MinutesThe City of Lake Forest
Plan Commission
Proceedings of the May 12, 2016 Meeting
A meeting of the Lake Forest Plan Commission was held on Thursday,
May 12, 2016, at 6:30 p.m., at City Hall, 220 E. Deerpath, Lake Forest, Illinois.
Commission members present: Chairman Ley, Commissioners Rosemary Kehr, Michael
Freeman, Tim Henry and Monica Ruggles
Commissioners absent: Commissioners Guy Berg and Lloyd Culbertson
Staff present: Catherine Czerniak, Director of Community Development
1. Introduction of Commissioners and staff.
Chairman Ley introduced the members of the Commission and City staff.
2. Consideration of the minutes of the April 21, 2016 meeting.
The minutes were approved with one correction as requested by Chairman Ley.
3. Public Hearing – Periodic review of Chapter 156, Subdivisions, of the City Code.
Presented by City Staff
Chairman Ley asked the Commission for any conflicts of interest or Ex Parte contacts,
hearing none; he invited a presentation from staff.
Ms. Czerniak stated that since there are no petitions before the Commission for
action at this meeting, two housekeeping matters are presented for Commission
consideration. She explained that about eighteen months ago, the entire City Code
was re-codified by an outside legal firm. She stated that prior to that time, dating
back to the incorporation of the City; the updating of the Code was managed
internally. She noted that all of the ordinances adopted by the City Council
throughout the history of the City were provided to the outside legal firm for review
and the provisions of the various ordinances were codified into an updated City
Code. She stated that given the volume of ordinances reviewed, the City Council
approved the re-codified Code as presented by the outside firm as a next step but
directed all City departments, over the next year or so, to review each and every
chapter of the Code to identify typos, clarify language that is not clear or
inconsistent with current practices and to identify and remove clearly outdated
Code provisions. She stated that the review of Chapter 156 by the Plan Commission
is part of that process. She clarified that substantive changes are not proposed. She
explained that unlike many parts of the Code, the Subdivision Chapter was
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extensively reviewed by the Plan Commission in 2012, over about a six month period.
She stated that an updated Subdivision Chapter was approved by the City Council
at that time based on the recommendation of the Plan Commission. She stated that
prior to that extensive review and revision, the Chapter had not been amended
since the 1950’s. She stated that as a result, the Subdivision Chapter today is in good
shape. She summarized the minor changes reflected in the Chapter as presented in
the Commission’s packet. She noted that the minor changes include, removing
specific fees from the Code and instead, making reference to the Fee Schedule
adopted annually by the City Council. She noted that other minor revisions that are
recommended by staff to clarify the timing of the subdivision review and approval
process, provide for a clear expiration of approvals in the event that the
development is not pursued and based on the advice of the City Attorney, a
requirement that public improvements installed as part of a new subdivision be
accepted by the City Council by Resolution, rather than simply by motion. She
added that some typos were identified and some renumbering was necessary for
consistency. She stated that the Commission received a blackline of the changes as
recommended by staff. She concluded stating that if in the future the City Council
identifies the need for any substantive changes or policy changes, the Commission
will be directed to conduct further review and a public hearing to consider those
changes.
In response to questions from Chairman Ley, Ms. Czerniak confirmed that when the
Subdivision Chapter was updated in 2012, notice was mailed to interested parties
including developers and others. She confirmed that a public hearing was held.
Chairman Ley noted that in the future, if substantive changes are considered, it will
be important to identify affected and interested parties and assure that opportunities
are provided for review and input.
In response to questions from Commissioner Freeman, Ms. Czerniak reviewed the
process for consideration of a proposed subdivision explaining that for subdivisions of
any significant size, the City process requires a tentative and final review process.
She stated however that an approved tentative plat is not recorded with the
County. She explained that tentative approval from the City is an indication to the
developer that the fundamental aspects of the proposed development are
acceptable to the City subject to the development and presentation of final plans
that are in conformance with all requirements and with the conditions of tentative
approval. She stated that tentative approval is often seen as a “green light” to
developers to proceed with the further investment that is necessary to have the final
plans prepared. She agreed to look closer at the language regarding recording of
the plat to assure that it is clear that only the final plat, as approved by the City, is
recorded. She confirmed that the City Council presently accepts public
improvements simply by motion. She explained that the change that is
recommended requires that the Council accept improvements by Resolution to
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make the process more formal and to provide better documentation. She
confirmed that the City Council considers whether all applicable requirements are
met as part of the review process before deciding whether or not to accept the
improvements.
Commissioner Kehr asked that the wording of Section 156.049 pertaining to deferring
street improvements be reviewed noting that it appears that a word is omitted.
Chairman Ley noted that no members of the public are in attendance and
therefore, no public testimony was offered on this matter. Hearing no further
comments from the Commission, he invited a motion.
Commissioner Henry made a motion to recommend approval of Chapter 156,
Subdivisions, as amended with direction to staff to incorporate the comments of the
Commission as appropriate.
The motion was seconded by Commissioner Ruggles and was approved by a vote of
5 to 0.
4. Public Hearing – Consideration of Updated Official Zoning Map. No zone changes
are proposed as part of this update.
Chairman Ley asked the Commission for any conflicts of interest or Ex Parte contacts,
hearing none; he invited a presentation from staff.
Ms. Czerniak explained that State Statues require that from time to time, the City re-
adopt an Official Zoning Map. She stated that the City’s Zoning Map was last
updated in 2012. She reviewed that the approval of the updated map incorporates
all of the zone changes approved by the City since the last update. She stated that
no property is rezoned as part of this update. She stated that the City does not see
many requests for rezoning because the community is mostly built out. She stated
that since the 2012 approval, two zone changes were approved. She reviewed the
zone changes noting that one involved the rezoning of three single family lots from
Open Area zoning, to R-4, single family residential zoning. She explained that the
City received these lots as a donation from the developer and as a requirement of
the donation, was required to maintain the Open Area zoning on the lots for eight
years. She stated that after the eight year period, the City Council declared the
properties as surplus, or not needed by the City, and directed the rezoning to allow
for the sale of the properties. She noted that the other rezoning was in conjunction
with the consideration of the Oak Knoll Woodlands Planned Preservation Subdivision
that was recently reviewed by the Commission. She stated that property was
rezoned from R-5 to R-4 to allow development at a density generally consistent with
the surrounding area. She added that the Historic Residential and Open Space
Overlay District was also applied to this property as reflected on the updated zoning
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map. She reiterated that the action requested of the Commission at this time
incorporates the previously approved zone changes into the Official Zoning Map but
does not result in any changes to existing zoning.
In response to questions from Chairman Ley, Ms. Czerniak stated that she believes that
all three of the single family lots owned by the City were sold.
In response to a question from Commissioner Henry, Ms. Czerniak stated that the map
will next be updated in two to four years or sooner if significant zone changes occur.
In response to questions from Chairman Ley, Ms. Czerniak confirmed that the Westleigh
Farm Subdivision property was not rezoned but instead, approved for development
under the existing R-4 zoning.
Chairman Ley noted that no members of the public are in attendance and
therefore, no public testimony was offered on this matter. Hearing no further
comments from the Commission, he invited a motion.
Commissioner Freeman made a motion to recommend approval of the updated
Official Zoning Map to the City Council.
The motion was seconded by Commissioner Henry and was approved by a vote of 5 to
0.
5. Additional public comment on non-agenda items
No additional testimony was presented on non-agenda items. No public was present.
6. Additional information from staff.
No additional information was presented by staff.
The meeting was adjourned at 6:52 p.m.
Respectfully submitted,
Catherine Czerniak
Director of Community Development