Village of Gurnee
Plan Commission Minutes
October 20, 2010
The meeting was called to order at 7:30 P.M.
Plan Commission Members Present: Stephen Park, Richard McFarlane, Patrick Drennan, Gwen Broughton, & Dave Nordentoft
Plan Commission Members Absent: James Sula & Sharon Salmons
Other Officials Present: Tracy Velkover, Planning Manager
Mr. McFarlane motioned, seconded by Mr. Nordentoft, to appoint Mr. Park as Chairman Pro-Tem in the absence of Mr. Sula
1. a. Approval of Plan Commission Meeting Minutes for October 6, 2010.
Mr. Nordentoft made a motion, seconded by Mr. Drennan, to approve the Plan Commission Meeting Minutes for October 6, 2010.
Roll Call
Ayes: McFarlane, Drennan, Nordentoft, Broughton, Park
Nays: None
Abstain: None
Motion Carried: 5-0-0
1. b. Approval of Joint Plan Commission and Zoning Board of Appeals Meeting Minutes for October 6, 2010.
Mr. McFarlane made a motion, seconded by Mr. Nordentoft, to approve the Joint Plan Commission and Zoning Board of Appeals Meeting Minutes for October 6, 2010.
Roll Call
Ayes: McFarlane, Drennan, Nordentoft, Broughton, Park
Nays: None
Abstain: None
Motion Carried: 5-0-0
2. Final PUD Plat Approval: Shiner Group, LLC (Final PUD Plat approval for Lot 1 of the United Growth at Grand Hunt Center Subdivision)
Chairman Pro-Tem Park stated that the Shiner Group is requesting Final PUD Plat approval of a 5,490 sq. ft. multi-tenant building on a .77-acre lot in the Grand Hunt Center, which is located at the southwest corner of Grand Avenue and Hunt Club Road. He noted that the property is zoned C/B-2 PUD, Community Business Distrcit as a Planned Unit Development, and has Preliminary PUD Plat approval for commercial uses.
Ms. Velkover provided the following history of the property:
- In February of 2008, the previous owner, United Growth Properties, received preliminary approval for a major amendment to the Grand Hunt Center PUD to create an additional outlot immediately west of Pizzeria Uno.
- In July of 2008, United Growth Properties received Final PUD Plat approval for a 5,495 sq. ft. Men’s Wearhouse building. That building was never constructed.
- In March of 2009, United Growth Properties received approval of a second major amendment to the Grand Hunt Center PUD which created a second outlot, which is west of the detention pond, and also modified the existing landscaping along Grand Avenue for both outlots and eliminated the ring road ground sign from the first outlot.
- That the Shiner Group is the new owners of the property.
Ms. Velkover stated that the petition before the Plan Commission this evening is for Final PUD Plat approval of a 5,490 sq. ft. multi-tenant building on the 0.77-acre outlot created by the 2008 amendment to the Grand-Hunt PUD. To proceed from Preliminary PUD Plat to Final PUD Plat the owner must show that the final plans are substantially in conformance with the preliminary plans and commitments made in the PUD. Staff has reviewed the Final PUD Plat Plans and finds that they are in substantial conformance. She noted that a representative of The Shiner Group is present to further explain the project.
Mr. Chris Dix, Director of Construction for the Shiner Group, stated that the Shiner Group has over 30 years of development experience and has never had a project fail. They are the owners of the Stonebrook Center, which is the center that contains the Dominick’s grocery store located immediately west of the Grand-Hunt center. He noted that United Growth previously had Final PUD Plat approval for a Men’s Wearhouse facility on this site. He stated that they have changed the building to a multi-tenant building and reduced the amount of dry-vit (EIFS) and added more rock face block. He stated that they were trying to more closely match the Einstein Bagels and former Hollywood Video buildings.
Chairman Pro-Tem Park asked if any of the Commissioners had any questions.
There were none. Chairman Pro-Tem Park questioned why the dumpster was located in close proximity to the “back-up” maneuvering area for cars in the lot to the north of the building.
Mr. Dix stated that the dumpster was located there because of a conflict with an electrical transformer.
Chairman Pro-Tem Park clarified that the dumpster is currently located immediately east of the transformer and questioned why it wasn’t tucked up near the northwest corner of the building; so that the building wall could be used as one of the screen walls.
Mr. Dix stated that it couldn’t be located there because it would interfere with egress.
Mr. Dan Robison, architect for The Shiner Group (4212 Old Grand Avenue), stated that they have placed a sidewalk around the building. Since the building will have multiple tenants, their service doors are along the west side of the building. Sidewalks tie the service doors all the way back to the front of the building. Thus, if the dumpster was relocated to the north side of the building, it would interrupt the sidewalk access. He noted that this is not a building code issue. Otherwise, the location is a matter of preference.
Chairman Pro-Tem Park questioned why dry-vit (EIFS) and split-face block was chosen for the exterior building materials, when many of the outlot buildings in the Grand-Hunt Center are finished is brick.
Mr. Dix stated that the Shiner Group owns both this outlot and the outlot to the west. Both of these are directly adjacent to their Stonebrook Commons Shopping Center. He noted that they were trying to match the building to those in the Stonebrook Commons Shopping Center, which are constructed of split-face block.
Chairman Pro-Tem Park stated that the proposed building, as well as the number of parking spaces, is substantially in conformance with what was approved at the Preliminary PUD Plat stage.
Mr. Nordentoft made a motion, seconded by Ms. Broughton, to forward a favorable recommendation on The Shiner Groups’ request for Final PUD Plat approval of a 5,490 sq. ft. multi-tenant retail building on Lot 1 of the United Growth at Grand Hunt Center Subdivision.
Roll Call
Ayes: McFarlane, Drennan, Nordentoft, Broughton, Park
Nays: None
Abstain: None
Motion Carried: 5-0-0
3. Minor Sign Change: Broch Company/Acacia Spice
Ms. Velkover stated that Broch Company/Acacia Spice is located at 3940 Porett Drive (at the end of the Porett Drive cul-de-sac). The property is zoned I-2, General Industrial. The owner is proposing to install a new ground sign. In the review of the ground sign application, staff found that some of the lettering did not meet the sign code’s minimum size requirement of 8 inches. She noted that the plans submitted detail the letters that do not meet the required 8” height.
Mr. Doug Groat, owner of Signs Now and representing Broch Company/Acacia Spice, stated that they are presenting two options. The first option is a sign with the three companies/division names: Henry Broch/APK/Acacia Spice. He noted that there are portions of the names that do not meet the 8” letter height. The first sign option contains a tag line that reads “Natural Food Ingredients”. This tag line is approximately 2” tall (upper case letters). With this sign option, the address is 6” tall. The second sign option removes the tag line. The business/division name sizes remain the same, but the address on this option conforms to the 8” height requirement. Mr. Groat stated that this sign is along at the end of the cul-de-sac and that vehicle speeds along this road in this area are very slow.
Mr. Jeff Antonetti, owner of Broch Company/Acacia Spice, stated that he has cleaned up the site, added landscaping, and now wants a sign to identify his business, but also explains a little about what the business is about.
Mr. McFarlane stated that he does not have a problem with Option 1 because the business is near the end of a cul-de-sac where vehicle speeds are relatively slow. He noted that the reason for the letter height was to make signs legible and that, with the speed of vehicles in this area, Option 1 should not be a concern.
Ms. Broughton, Mr. Drennan, and Mr. Nordentoft agreed with Mr. McFarlane’s assessment.
Mr. Nordentoft made a motion to approve sign Option1, which includes the tag line “Natural Food Ingredients”. This motion was seconded by Ms. Broughton.
Roll Call
Ayes: McFarlane, Drennan, Nordentoft, Broughton, Park
Nays: None
Abstain: None
Motion Carried: 5-0-0
Ms. Velkover announced that the next meeting is November 3, 2010.
Chairman Pro-Tem Park asked for motion to adjourn.
Mr. McFarlane made a motion, seconded by Mr. Nordentoft, to adjourn.
The Meeting was adjourned at 8:00 P.M.
Respectfully Submitted:
Tracy Velkover
Plan Commission Secretary