Minutes of the Regular Meeting of the Gurnee Plan Commission - March 16, 2011

 

Village of Gurnee
Plan Commission Minutes
March 16, 2011 

 

The meeting was called to order at 7:30 P.M.

 

Plan Commission Members Present:       Chairman James Sula, Stephen Park, David Nordentoft, Richard McFarlane, Gwen Broughton (arrived at 7:35), Sharon Salmons

 

Plan Commission Members Absent:        Patrick Drennan

 

Other Officials Present:                          David Ziegler, Community Development Director; Tracy Velkover, Planning Manager; Ryan Mentkowski, Associate Planner

 

1.  Approval of Plan Commission Meeting Minutes for March 2, 2011.

Ms. Salmons made a motion, seconded by Mr. Nordentoft, to approve the Plan Commission Meeting Minutes for

March 2, 2011.

 

Roll Call

Ayes:                Sula, Park, Nordentoft, McFarlane, Broughton, Salmons

Nays:                None

Abstain:            None

Motion Carried:  6-0-0

 

2. Final Planned Unit Development Plat Plan:  Thomas Place Senior Independent Living Facility

Mr. Mentkowski stated Ryan Companies US, Inc. is seeking Final PUD Plat Plan approval for a 101-unit Senior Independent Living Facility for residents aged 55 and older.   He stated the subject property is located on the east side of Hunt Club Road approximately 300 feet north of Washington Street and is zoned R-5 PUD, Limited Multi-Family Residence District as a Planned Unit Development and contains approximately 12 acres. He stated the preliminary PUD was before this board December 1, 2010 and stated according to the Commission’s notes there were some modifications made between the preliminary and final PUD Plat. He stated as long as those modifications are within substantial conformance with those in the preliminary PUD Plat stage, the petitioner can move forward. He stated he believes the applicant has these addressed.

 

Chairman Sula requested for the record, a quick synopsis of what the modifications are.

 

Mr. Mentkowski responded the modifications are as follows: the number of units have changed from 100 to 101 units and remain within the density requirements; a 2 bedroom unit has been added on the 3rd floor; the building setback from Grand Avenue has increased from 115 feet to 135 feet; the architecture of the building has been modified from a 3-tiered front façade view to a 2-tiered front façade view making the building a little more flat with a large area of brick veneer along the front; the number of parking spaces have increased from 150 spaces to 152 spaces to be in-line with the PUD requirement of 1.5 parking spaces per unit; and minor modifications to the lighting plan including some re-located decorative light pole locations off to one side of the road, as well as the removal of two poles that were no longer needed and the addition of some smaller light pole fixtures.

 

Chairman Sula asked for questions or comments from the Commission.

 

Mr. Nordentoft stated he would like to get a visual of the building that illustrates the before (Preliminary PUD) and after façade (current proposal).

 

Mr. Dan Walsh of Ryan Companies, 111 Shuman Boulevard in Naperville, Illinois stated the legs of the building were longer with (3) faces also known as 3-tiered. He stated essentially they were able to eliminate the middle portion and now the building has (2) faces noting the gable and windows on each face with the building now being 2-tiered. He noted the brick that “steps down” has been maintained to keep a high level of interest on the front of the building.

 

Mr. Nordentoft stated it appears the face brick goes a little higher enabling the architecture to be modified enough to revise the front of the building and lose a tier.

 

Mr. Walsh replied yes.

 

Mr. Park stated he would like the time frame from the beginning to the completion of the project.  He then asked whether there is some method for people to be advised of contact information or the ability to get onto a list if they are interested in residing in this facility. He asked for this information to be made available to the Village.

 

Mr. Walsh replied the construction schedule will be to break ground in mid-May 2011 and noted it will be an 11 month construction schedule with a completion date in mid-April 2012. He stated a full marketing program would begin after the 1st of the year 2012. He stated they would be doing some soft marketing from the time they start construction providing a phone number and email address for anyone who may want to contact them and that information would probably be run through the Thomas Place office in Fox Lake. He stated they would provide this information to the Village of Gurnee as well.

 

Chairman Sula asked the Commission for other questions or comments.

 

Mr. Park made a motion, seconded by Mr. Nordentoft, to forward a favorable recommendation to the Village Board for the Final PUD Plat with the condition that the fencing on the property is in conformance with what the Commission has in front of them, as well as the revised landscape plan being adjusted for the plant list and that the revised lighting provides the appropriate wattage and location including the flag pole fixtures meeting the Village ordinances.

 

Chairman Sula asked the Commission for any discussion on the motion.

 

Roll Call

Ayes:                Sula, Park, Nordentoft, McFarlane, Broughton, Salmons

Nays:                None

Abstain:            None

Motion Carried:  6-0-0

 

3. Final Subdivision Plat:  Thomas Place Senior Independent Living Facility

Mr. Mentkowski stated this is the Final Subdivision Plat with Ryan Companies being the developer for the 12 acres. He stated the proposed roadway, storm sewer and street lighting will be primarily maintained by the property owner. He stated the public sidewalks have been proposed to be installed along Hunt Club Road. He stated water and sanitary sewer extensions will be constructed to allow access to neighboring sites along with a dedicated storm water management area that will encompass the storm water detention facility.

 

Chairman Sula asked for questions or comments from the Commission.

 

Mr. Nordentoft made a motion, seconded by Ms. Salmons, to forward a favorable recommendation for the Final Subdivision Plat for Thomas Place Senior Independent Living with the support of Village Engineering.

 

Roll-Call:

Ayes:                Sula, Park, Nordentoft, McFarlane, Broughton, Salmons

Nays:                None

Abstain:            None

Motion Carried:  6-0-0

 

Chairman Sula asked for a Motion to Adjourn.

 

Ms. Salmons made a motion seconded by Mr. Nordentoft to adjourn.

 

The Meeting was adjourned at 7:43 P.M.

 

Respectfully Submitted:

  

Joanne Havenhill
Plan Commission Secretary

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3-16-2011 PC Minutes.pdf21.23 KB