DATE: June 2, 1993

TIME: 7:30 P.M.

PLACE: Gurnee Village Hall, 325 N. O'Plaine Road

1. Call to Order and Roll Call.

2. a. Approval of Minutes of May 5, 1993 b. Approval of Minutes of May 19, 1993

3. Public Hearing: Petition of Centrum Properties, Inc. to amend the terms of an annexation

and development agreement to allow one additional pylon sign along I-94, change the

minimum distance allowed between pylon signs along I-94 from 300 linear feet to 250

linear feet and to add one pylon sign along Grand Avenue.

4. Informal Discussion: Pine Crest Estates

5. Informal Discussion: Arbor Valley - Concord Homes

Members Present: Dan Robison, Carl Cepon, Ken Hellstern, Bill Smith, and Chairman Rudny

Members Absent: Bill Gill and Steve Kaplan

Other Officials Present: Jon Wildenberg, Director of Building; Tracy Einspanjer, Village Planner; Bud Reed, Village Engineer; and Barbara Swanson, Village Attorney

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

Chairman Rudny stated that the approval of minutes will be postponed until the end of the meeting due to a lack of a majority vote.

2. Public Hearing: Petition of Centrum Properties, Inc., to amend the terms of an annexation and development agreement to allow one additional pylon sign along 1-94, change the minimum distance allowed between pylon signs along 1-94 from 300 linear feet to 250 linear feet and to add one pylon sign along Grand Avenue.

Ms. Einspanjer explained that in addition to the petitioner's request, Village staff suggested that the petitioner change the method of measuring the height of signs along Grand Avenue from 15 feet above the centerline of Grand Avenue to 20 feet above site grade. This change is for administrative purposes only; it will be easier for the sign companies to comply with and easier for the Village to enforce The net effect will be the same, or lower, height as the existing McDonald's sign.

Mr. John McLinden, Centrum Properties and Mr. Nick Gainers, Lunan Family Restaurants, were in attendance.

Mr. McLinden explained that Menards was going to consolidate three lots (lot 8, 9 & 10) within Northridge Plaza, but has decided not to build in this development. The signage package for Northridge Plaza was written based upon Menards consolidating three lots and therefore, needing only one sign. Now, there are three lots for which only one sign has been provided for in the development agreement. Centrum's attempts at persuading users to share a Tollway sign have failed. Thus, this request for one additional 1-94 pylon sign and one additional Grand Avenue pylon sign.

There have also been changes to the lot configurations along 1-94. Based upon the current location of the Cracker Barrel 1-94 pylon sign, the reconfiguration of the lots and the availability of two additional lots (due to Menards not consolidating three lots), a reduction in the minimum distance between 1-94 pylon signs is needed. Otherwise, signage for the northern 1-94 lots would be oriented onto the exit ramp instead of 1-94.

If any of the lots that front onto 1-94 are combined for one user, then only one pylon sign would be installed for that business.

The monument sign at the corner of Grand Avenue and frontage road is currently designed for 10 placards, but will need to be increased to 12.

It was explained that the change in measuring sign height for the Grand Avenue pylon signs is for administrative purposes only and will not increase the height of these signs.

Mr. Bob Osbourne, 1024 Limb, questioned if McDonald's was to increase the height of their sign, if the users along Grand Avenue would increase the height of theirs also.

Mr. Jim Estes, 1073 Bought Ct., questioned the procedure of measuring the sign height along Grand Avenue. He also inquired if Centrum was proposing to lower the height of these signs. Mr. Estes stated concern with Centrum's performance on the property to date.

Mr. Jerry Snyder, 5637 Woodhill, stated that the landscape items residents were promised by Centrum have not be installed. He informed the Commission that the berm along Woodhill is 4 feet shorter than when they started work on the site. Mr. Snyder was concerned with the number of accidents at the intersection of Grand Avenue and Dilley's Road and was afraid that with the increased number of signs along Grand will come a higher number of accidents.

Mr. Earl Tennerman, 1020 Branch, stated that the berm, trees and fence have not been installed along the northwestern border of this site. He stated that Cracker Barrel patrons cut through that area due to the lack of a fence.

Mr. Wildenberg explained that the road was the initial improvement. Centrum started construction in September of last year and, per the annexation agreement, they have one year to install landscaping from the start of construction.

Mr. McLinden stated that he will investigate the berm being 4 feet lower than when work was started. He stated that construction was done in accordance with the grading plan.

Mr. Wildenberg stated that the change in measuring the sign height along Grand was a request by Village staff.

Dilley's and Grand is to be improved to provide smoother egress/ingress

Mr. Robison arrives at 8:09 P.M.

Mr. Cepon moved, seconded by Mr. Smith, to forward a favorable recommendation to the Village Board on the petition of Centrum Properties, Inc., to amend the terms of an annexation and development agreement to allow one additional pylon sign along 1-94, change the minimum distance allowed between pylon signs along 1-94 from 300 linear feet to 250 linear feet, to add one pylon sign along Grand Avenue, to change the method of measuring the height of signs along Grand Avenue from 15 feet above the centerline of Grand Avenue to 20 feet above site grade and that no more than one 1-94 pylon sign be allowed per user. Roll Call Vote: Ayes: Cepon, Hellstern, Smith & Rudny Nays: None Abstain: Robison Motion Carried 4-0-1

3. Informal Discussion: PineCrest Estates

Debbie Christenson, real estate broker; Jim Frain, Donald Manhard & Assoc.,; and Mr. David Kline. Kline Development, were in attendance.

The property is located on the east side of Fuller Road, south of the Commonwealth Edison right-of-way, south of the Boulders Subdivision.

The proposal is to subdivide the property into 10 lots with a density of 2.6 du/ac. The lots will be a minimum 12,000 square feet with 107 feet of lot depth. The Comprehensive Plan envisions this area to have a density of 2-4 du/ac. The property is currently in the County and would have to be annexed.

The lots to the north back to the Commonwealth Edison right-of-way, but do not have a great amount of depth.

A reduction to the road right-of-way width, from 60 feet to 50 feet, is being proposed in order to preserve as many trees as possible and achieve greater lot depth.

Mr. Kline stated that there is an existing home on Lot 1, which will remain. The homes will range from 2400-3400 square feet and sell for approximately $300-400,000.

The Commission expressed concern with the shallowness of the lots and suggested that the minimum lot depth be 125 feet.

Mr. Kline explained that the lack of lot depth is due to the site being heavily wooded. The middle area contains the least amount of trees and that is where the road will be. The homes will also have side-loading garages.

In response to the Commission, Mr. Kline stated that he has tried to acquire the property to the south, but the owner will not sell.

Concern was raised about the future development of the property to the south. The Commission stated that they do not want to see a series of straight roads off of Fuller ending in cul-de-sacs. It was suggested that a road stub be provided to connect the property to the south.

The Commission suggested that the lots to the north be eliminated and the lots to the south be made deeper. Also, the road could swing to the north instead of running through the middle of the site.

Mr. Smith raised the concern that the homeowners might need to come back to the Village in the future for a variance to construct decks, swimming pools, etc., in the rear yards because of the shallowness of the lots.

Ms. Christenson stated that she has had no problems marketing smaller lots. These would be executive houses and she has people who are interested in this development. Decks would have to be installed initially with the construction of the home. There is to be covenants and restrictions placed on the property.

Ms. Christenson stated that there are lots less than 100 feet in depth in Scarsdale's Pines Subdivision.

Mr. Wildenberg responded that the Pines was developed under a PUD agreement, in which open space has to be provided to compensate for smaller lot sizes. He further explained that the Village is experiencing problems with homeowners wanting to install decks and pools on their lots.

The Commission stated that they would like to see increased lot depth, the road configuration extended to the north, a road stub to the south for future development and the right-of-way width expanded to the required 60 feet.

4. Informal Discussion: Arbor Valley - Concord Homes

Bill Rotolo, Vice President Concord Homes; Doug Vester, architect; and Jon Nelson, land planner, were in attendance.

Ms. Einspanjer explained that Concord's proposing to go from 202 apartment units, 232 townhome units and 208 manorhome units with a density of 8-9 du/ac from the previously approved Arbor Valley plan, to: 118 lots having a lot size of 7,213 square feet (average) 5,500 square feet (minimum) and 187 lots having a lot size of 5,983 square feet (average), 4,950 square feet (minimum) with an overall density of 3.5 du/ac.

Mr. Rotolo explained that standard items that come with their homes include: sod for all yards, a landscape package, fencing detail and basements. There will also be monotony codes with the Subdivision.

This subdivision is bounded by commercial and multi-family at the northeast quadrant Town & Country (Elysian Fields) to the west, Commonwealth Edison right-of-way to the south and Almond Road as the western boundary.

There will be two access locations off of Almond Road. The primary entrance will be off of Rt.132. The cul-de-sac plan is identical to the previously approved plan, with the possibility of some being eliminated. The flag lots will be eliminated.

Two lot types are proposed: the "cottage" lot and the "village" lots.

Homes that back to the commercial property will be enhanced with landscaping. The lots have been oriented so that the side yards abut the commercial property, instead of the rear yard. This eliminates the homeowners view of commercial uses when utilizing their back yards. There will also be a landscape buffer, berm and a solid wood fence between the commercial and the single family properties.

Street right-of-way will be 60 feet, with the exception of the cul-de-sacs which will be 50feet, and sidewalks will be installed on both sides.

Almond Road is to have a 25-foot landscaped area with a minimum 50-foot building setback.

Detention is at the northeast corner of the site, although they are investigating placing some between the Commonwealth Edison right-of-way and Lots 110,111 and 112.

There will be a recreation area and possible "tot" lot, at the middle of the southern portion, attached to the wetland.

The "cottage" lots will be 4,950 minimum square feet, 45 feet wide, and 110 feet deep. Setbacks include: 22 foot front yard; 25-30 foot rear yard, corner side yard of 15 feet and a side yard combined setback of 13 feet, but they are working on 15 feet.

The "village" lots will be 5,500 minimum square feet, 55 feet wide, and 100 feet deep. Setbacks will remain the same as the "cottage" lots.

The school population for elementary and jr. high has increased 43% from 110 (approved) to 158 (proposed). High school population will be increased from 26 to 51.

Mr. Vester explained that the "village" lots will be a 40 foot wide product. The exterior will be aluminum sided with brick, stone, drivet and cedar as accent materials. One of the options will include a three-car tandem garage, in which the third car space could be used instead as a den or sun room The house size will range from 1600-2300 square feet and market price is expected to be $150-170,000.

The "cottage" lots will be similar to that of a European neighborhood. There are proposed to be nine individual mini neighborhoods. The same building materials will be used as the "village" lots. The house size will range from 1350-1800 square feet and market price is expected to be $130-160,000.

A few of the Commission members expressed concern as to the small lot sizes and lot depth.

Mr. Jerry Vargo, President of Lake Partners, stated that this proposal is substantially lower in density than the previously approved plan. It was his opinion that the single family homes would serve as a better transitional use to the commercial along Rt.132 than the multi-family units.

The Commission stated that they would like to see a combined spacing between units at 15 feet. They have allowed 6.5 feet minimum side yard with a minimum 15 feet between buildings.

There are to be berms with landscaping between the homes to break-up the proximity of the homes.

Mr. Hellstern expressed concern over the small lot sizes for single family.

Mr. Rudny stated that the Comprehensive Plan indicates the area for medium to high density residential (4-7 and 7-13 du/acre). It does not state whether the units should be single family or multi family. Concord's plan changes the multi-family, townhomes and manorhomes to a medium/high density single family. It still is consistent with the Comprehensive Plan and reduces the density. He stated that he thinks Concord is on the right path, but that for this concept to work, special care must be taken with the details (architecture, landscaping, hardscaping, etc.). Mr. Robison agreed.

The Commission expressed the following concerns: 1. Increased impact on the schools from the old plan to the new plan. 2. Lot depth. 3. Lot depth for lots backing up to Commonwealth Edison right-of-way. 4. Minimum distance between building must be 15 feet. 5. More details on landscaping and "hardscaping."

Mr. Rudny stated that the Commission would like to see the lots opened up a little bit and would also like to see larger lot sizes.

Mr. Smith moved, seconded by Mr. Robison, to approve the minutes of May 5,1993 as presented. Roll Call Vote: Ayes: Robison, Hellstern, Smith & Rudny Nays: None Abstain: Cepon Motion Carried 4-0-1

Mr. Cepon moved, seconded by Mr. Robison, to approve the minutes of May 19,1993 as presented. Roll Call Vote: Ayes: Robison, Cepon, Hellstern & Rudny Nays: None Abstain: Smith Motion Carried 4-0-1

Mr. Cepon moved, seconded by Mr. Smith, to adjourn the meeting at 10:05 P.M.

Voice Vote: All Ayes