DATE: July 1, 1992

TIME: 7:30 P.M.

P LAC E: Gurnee Village Hall,325 N. O'Plaine Road, Gurnee

1. Call to Order and Roll Call.

2. Approval of Minutes of May 6,1992 (not yet available) Approval of Minutes of May 20,1992 Approval of Minutes of June 3, 1992 Approval of Minutes of June 17, 1992

3. Final Plat: Nita's Garden Grove.

4. Final Plat: Fairway Ridge Unit lll.

5. Public Hearing: Petition of Banko Kotevski for a Zoning Map Amendment to reclassify 0.87 acres of property at the northeast corner of Magnolia Street and Lee Avenue, from a R-2, Single-Family Residence District, to a R-3, Single-Family Residence District.

6. Public Hearing: Petition of Tim Biglow for a Special Use Permit to allow the establishment of a business proprietor's residence on property at 4170 Grand Avenue.

PLAN COMMISSION

JULY 1, 1992

Members Present: Dan Robison, Carl Cepon, Bill Smith, Bill Gill & Chairman Rudny

Members Absent: Ken Hellstern

Other Officials Present: Jon Wildenberg, Director of Building & Zoning; Bud Reed, Village Engineer; Al "Butch" Maiden, Rolf C. Campbell & Assoc.; and Barbara Rominski, Village Attorney

1. Call to order by Chairman Rudny at 7:30 P.M.

2. Mr. Cepon moved, seconded by Mr. Gill, to approve the Minutes of May 20,1992 with the exception of Peter Karlovics' name to be removed from the Members Present roster. Roll Call Vote: Ayes: Robison, Cepon, Smith, Gill & Rudny Nays: None Motion Carried: 5-0

3. Mr. Cepon moved, seconded by Mr. Gill, to approve the minutes of June 3, 1992, with the exception of Peter Karlovics' name to be removed from the Members Present roster. Roll Call Vote: Ayes: Robison, Cepon, Smith, Gill, & Rudny Nays: None Motion Carried: 5-0

4. Mr. Cepon moved, seconded by Mr. Gill, to approve the Minutes of the June 17,1992 meeting with the exception of Barbara Rominski's name to be removed from the Officials Present list. Roll Call Vote: Ayes: Robison, Cepon, Smith, Gill & Rudny Nays: None Motion Carried: 5-0

5. Final Plat: Nita's Garden Grove This plat consists of three single-family lots on the northwest corner of Grove Avenue and Boulevard View Avenue. A request for a waiver of curb and gutter and sidewalk has been made by the developers, Mitchell and Nita Nowak.

Engineering has reviewed this plat and recommends approval subject to final engineering approval.

Mr. Gill moved, seconded by Mr. Cepon, to forward a favorable recommendation to the Village Board on the final plat of Nita's Garden Grove subdivision, subject to final engineering and the waiver as requested. Roll Call Vote: Ayes: Robison, Cepon, Smith, Gill & Rudny Nays: None Motion Carried: 5-0

6. Final Plat: Fairway Ridge Unit lll This plat consists of 73 single-family lots on 20.1627 acres at the southwest corner of HeatherRidge/Fairway Ridge development, east of Hunt Club Road.

Mr. John Scapin, Cambridge Homes, explained that new models were designed to fit the rolling terrain of the site.

Mr. Smith moved, seconded by Mr. Gill, to forward a favorable recommendation to the Village Board on the final plat of Fairway Ridge Unit lll, subject to final engineering approval. Roll Call Vote: Ayes: Robison, Cepon, Smith, Gill & Rudny Nays: None Motion Carried: 5-0

7. Public Hearing: Petition of Banko Kotevski for a Zoning Map Amendment to reclassify .87 acres of property at the northeast corner of Magnolia Street and Lee Avenue from a R-2, Single-Family Residence District, to a R-3, Single-Family Residence District.

It was explained that three single-family homesites would be subdivided as follows: the lot on the northeast corner of Lee Avenue and Magnolia Avenue being 90 X 125 feet; the center lot being 80 X 125 feet and the end lot being 134 X 125 feet.

The proposed end lot could be used for one residence or later subdivided if more land becomes available adjacent to the lot.

Sewer, water, sidewalks, curb and gutter will be provided by the developer.

Mr. Robison moved, seconded by Mr. Gill, to forward a favorable recommendation to the Village Board on the Zoning Map Amendment to reclassify property at the northeast corner of Magnolia Street and Lee Avenue from a R-2, Single-Family Residence District, to a R-3, Single-Family Residence District. Roll Call Vote: Ayes: Robison, Cepon, Smith, Gill & Rudny Nays: None Motion Carried: 5-0

8. Public Hearing: Petition of Tim Biglow for a Special Use Permit to allow the establishment of a business proprietor's residence at 4170 Grand Avenue.

The proposed development is located in the Village Center, C/S-3 district.

Elevations and floor plans for the proposed coach house were displayed.

The overall site plan was displayed. It was explained that parking for nine cars would be provided, which is one less than the required spaces.

The site will share parking with the adjacent property, when it is developed. Also, the current trash receptacle will continue to be shared with the adjacent property.

There will be significant screening along the north side of the site, as in the previous proposal.

The coach house would have two bedrooms with walk-in closets. A foundation would be added as required and the exterior would be refurbished.

Mr. Biglow explained that he would live in the coach house for 2-5 years. At the time he would move out, the building would be rented.

Mr. Gill asked if any precedent would be set by granting the special use.

Mr. Wildenberg explained that the Village Center, C/S-3 district, is set up to accommodate special uses, and each proposal must be considered individually.

Mr. Maiden stated that the proposed use would be nonconforming if the coach house was occupied by anyone other than the proprietor or owner. He also stated that the main house and the coach need to be of a related use in order to be conforming to Village ordinances.

Mr. Wildenberg explained that the Village Center is a "hybrid" zoning district and alternative type uses may be looked at.

Mr. Rudny questioned the compatibility of the proposed use with the surrounding homes and businesses. He further questioned if the coach house could be rented as a single-family unit.

Mr. Wildenberg explained that an additional special use permit would be required to rent to someone other than the business proprietor.

Mr. Gill stated that the Village would be in an awkward position to suggest tearing down the coach house after Mr. Biglow had invested in substantially improvements and moved out.

Mr. Wildenberg explained that the shortage of one parking space should not pose a problem, as there is additional off-street parking to supplement any possible overflow.

Mrs. Joanne Elson, 4149 Brown Circle, stated the coach house is unsound. It was her opinion that the owner is only building income property and the Village would be setting a bad precedent. She presented a letter from Mrs. Helen Loblaw, which Mr. Wildenberg read out load. (See attached copy)-

Mrs. Joanne Kristan, 4144 Grand, indicated that preservation of the coach house structure is not a bad idea, per se; however, renting to non-owner occupants would not be compatible with the neighborhood.

Mr. Charles Elson, 4149 Brown Circle, noted the following: that the intent of the Village Center District was to occasionally accommodate business proprietors within the same building as their business and not be necessarily promote multiple buildings and multiple uses on the same lot; that the currently approved plan allows adequate use on the property; and that other similar accessory buildings exist in the Village Center District and it would be a misleading precedent to allow potential non-owner occupied rental units within such structures.

Mr. Robison explained that the coach house would be brought up to code and could be a nice apartment. He also stated that the C/S-3 District may be a good area in which to experiment with alternative housing.

Mr. Maiden stated that at which time the proposed apartment is rented out, the owner would be in violation of Village ordinance.

Mr. Cepon stated that the proposed special use may be setting a bad precedent.

Mr. Rudny stated that he agreed with the public and Mr. Cepon.

Mr. Smith moved, seconded by Mr. Gill, to forward a unfavorable recommendation to the Village Board on the special use petition of Mr. Tim Biglow for a proprietor's residence at 4170 Grand Avenue. Roll Call Vote: Ayes: Cepon, Smith, Gill & Rudny Nays: None Motion Carried: 4-0

Mr. Cepon moved, seconded by Mr. Gill, to adjourn the meeting at 8:55p.m. Voice Vote: All Ayes