Minutes of the Regular Meeting of the Gurnee Planning and Zoning Board - April 2, 2014

Village of Gurnee
Planning and Zoning Board Minutes
April 2, 2014


1. Call to Order and Roll Call

The meeting was called to order at 7:30 p.m.

Planning & Zoning Board Members present: Chairman James Sula, David Nordentoft, David Ohanian, Sharon Salmons & Edwin Paff

Planning & Zoning Board Members absent: Richard McFarlane

Other Officials present:  Bryan Winter, Village Attorney; Tracy Velkover, Planning Manager; Molly Booth, Associate Planner

2. Pledge of Allegiance

3. Public Comment

Mr. Sula asked if anyone from the public had any questions or comments regarding anything not on the evening’s agenda.  As there were no responses, Chairman Sula then closed the floor to the public.

4. Subdivision Plat: Normany Woods Phase One

Mike Minchillo Construction, LLC is requesting approval of a Final Plat of subdivision for an approximately 4.56 acre parcel, known as Normandy Woods.  The subject property is located at 36185 North Fuller Road (SEC Fuller Road & Red Pine Avenue) and is zoned R-2, Single Family Residence District subject to an Annexation Agreement.

Ms. Booth stated that in 2006, Mr. Minchillo received annexation, re-zoning, and preliminary approval for the 10-lot subdivision, but--due to the collapse of the housing market--he never pursued final approval nor began development/construction of the lots.  He does still own the land, and intends to develop the 10-lot subdivision according to the approved annexation agreement, but is taking a phasing approach; lots will be platted as demand exists.  The proposed Phase One plat will create two buildable single family lots on Red Pine Avenue, and one outlot ("A") that shows the location of the future right-of-way dedication.  The plat has review by both engineering and zoning divisions, and complies with all applicable ordinances and regulations.   

Mr. Sula pointed out that this is basically a modification to plans that had once before been reviewed by the board.  He then asked if there were any questions or comments; there were none.

Mr. Nordentoft, seconded by Mr. Ohanian, motioned that a favorable recommendation be forwarded to approve the Subdivision Plat, Phase One of Normandy Woods, as submitted.

Roll Call Vote:
Ayes: Nordentoft, Ohanian, Salmons, Paff, and Sula
Nays: None
Abstain: None
Motion Carried: 5-0-0

5. Public Hearing: Sky Spa, Inc.

Na Wang with is requesting approval of a Special Use Permit for Sky Spa, Inc., a Beauty Parlor and Shop specializing in personal care and wellness at 5455 Grand Avenue.  The subject property is zoned C-O1, Restricted Office District and is located in the Spruce Park Office development.

Ms. Booth stated that Ms. Wang in requesting this approval to offer services such as facial treatments, therapeutic massage, etc. and that such business is classified as a beauty parlor and is listed as a Special Use in the C-O1, Restricted Office District.

Mr. Sula requested that, since this is a public hearing, anyone speaking on this matter be sworn in. 

After being sworn in, Ms. Wang reiterated that she does wish to open the personal care and wellness center.  Mr. Sula then asked if there was anything she'd like to add to Ms. Booth's summary or if she had any questions; Ms. Wang responded that she did not.  Mr. Sula then asked if there were any questions/comments from board members on this matter.  There was not.  He then opened the floor to the public, but--as there were no questions/comments--closed the floor on the matter.   

Mr. Nordentoft, seconded by Mr. Paff, motioned that a favorable recommendation be forwarded to approve this Special Use Permit, as submitted.

Roll Call Vote:
Ayes: Nordentoft, Ohanian, Salmons, Paff, and Sula
Nays: None
Abstain: None
Motion Carried: 5-0-0

Mr. Sula pointed out that the next few items all relate to the same development--an Assisted Living Facility, Autumn Leaves.  He directed that, once testimony is made in regard to all items, they will each be voted on separately. 

6. Public Hearing:    Autumn Leaves

LaSalle Group, Inc. is requesting the following applications:

  i. Special Use for a Preliminary Planned Unit Development (PUD);
  ii. Special Use Permit to allow an Assisted Living Facility, more formally defined within the
  Zoning Ordinance as a “Geriatric Center/Institution for the Care of the Aged”; and
  iii. Such other relief as may be necessary to accomplish the applicant’s development plan.

The purpose of the application is to allow a 1-story, 42-unit Memory Care Facility located on     the east side of Hunt Club Road approximately 700 feet north of Washington Street.  The subject property is zoned R-2 PUD, Single-Family Residence District as a PUD (formerly Courts of Hunt Club) and contains approximately 12 acres.

7. Final PUD Plat: Autumn Leaves

LaSalle Group, Inc. is requesting Final PUD Plat Plan approval for a 1-story, 42-unit Memory Care Facility.  The subject property is located on the east side of Hunt Club Road approximately 700 feet north of Washington Street and is zoned R-2 PUD, Single-Family Residence District as a PUD.

8. Final Subdivision Plat:  Autumn Leaves

LaSalle Group, Inc. is requesting Final Subdivision Plat approval as part of their proposed development plans in order to re-create a subdivision consisting of a 12 acre lot located on the east side of Hunt Club Road approximately 700 feet north of Washington Street. The subject property is zoned R-2 PUD, Single-Family Residence District as a PUD.

Ms. Booth stated that the LaSalle Group is making these requests as they have a contract to purchase a 12-acre site on which to build an Assisted Living memory care facility.  This property had originally been approved for the Courts of Hunt Club development in 2007 but never developed due to the housing collapse.  The property was put back on the market, and this northern half of the property was purchased by Hunt Club, LLC.  The amended and restated Courts of Hunt Club annexation/PUD agreement required that any development of the subject property must obtain a new PUD. 

Mr. Sula requested that, since at least part of this matter was a public hearing, anyone wishing to speak on the public matter be sworn in; Village Attorney Bryan Winter swore in those planning to speak on behalf of the petitioner.  Before turning the floor over the petitioner, Mr. Sula directed that, though this matter had once before been addressed in a prior informal hearing, motion/voting made on this matter be based on what is presented at this hearing.

David Pardys, (1860 Winchester Road, Libertyville), an attorney with the law firm of Swanson, Martin, and Bell, LLP, introduced the project, as well as others who would be speaking for the petitioner later that evening--Matthew Krummick, Regional Development Manager of the LaSalle Group; Doug Fair, Tesca Landscape Architects; Thomas McCabe, SpaceCo, Inc.; and Michael Arenson, SAS Architects and Planners.  He stated that the project would be low-impact, and similar to other such facilities in the area.  He also stated that a traffic study done on the project estimated that there would be about eight trips in the morning, 13 in the evening, to and from the facility--causing minimal impact on traffic in the area.  He also stressed the security of the facility, and explained that it would not a skilled nursing facility but rather a memory care facility.  He felt that the project would complement the area, and fit in well.

Mr. Krummick, (1900 East Golf Road, Schaumburg, Illinois), stated that Gurnee was chosen for this project based on demographics of the area:  about 45,000 seniors over the age of 55, approximately 1,400 of them affected by Alzheimer's, whose demand for care is at this time unmet.  He also stated that a conservative approach was taken in the planning of this development, with effort made to protect the wetlands and natural space on the site and the rural capture of Hunt Club Road.  He felt that the requests being made are minimal; the removal of trees would be done in an effort to clear unhealthy, diseased trees and promote the overall health of natural spaces.   

Mr. Arenson presented the site plan, which shares an access point with Thomas Place, and elaborated on locations and descriptions of signage, the generator, parking lots, etc.  He also brought to attention changes that had been made to the proposal based on prior discussions/review.  His then presented the floor plan, which includes 46 beds in 42 units of the facility.  There will be four different "neighborhoods" within the community, each with a distinctive feel, and enclosed wandering gardens and a courtyard--as well as an indoor courtyard--will complement the structures.  He stressed that the facility will be in compliance with all regulations of the Illinois Department of Public health, pointing out some of the safety features--such as sprinklers--that will be installed.  He elaborated on the plans to ensure the structures will fit into the neighborhood, with specific effort being made to give them a residential feel.  He then presented photos from other (completed) projects of the LaSalle Group, to give an idea of what the interiors--living space, kitchens, common rooms, etc.--of the structures will look like. 

Mr. Fair described the plans for landscaping on the site, which were designed to create a sort of simple, naturalistic feel that complements Autumn Leaves' signature look.  There will be shade and ornamental trees serving as a buffer along Hunt Club Road and on the sides of the property, and shrubbery that will complement the structures on the site.  Evergreens will be incorporated into the landscaping around the retention pond to serve in drainage. 

Before general questions/comments were addressed, Mr. Sula made mention of three points of concern that had been made in prior discussion in regards to this project:  1) mitigation of trees, 2) lighting variance, and 3) location of the generator.

Mr. Krummick, along with Mr. Fair, explained that any removal of trees would be to remove undesirable unhealthy specimens and/or invasive species and that--since the intent was to preserve the natural wetlands--they are asking for departure from the requirement to replace trees.  

Mr. Arenson stated that the only lighting variance they are asking for is increased foot-candles at the front of the building, under the canopy, in the interest of safety and in identifying the entrance of the building.  He also stated that plans call for the generator to be placed across the drive aisle in the interest of noise reduction and better use of land closer to the other structures on the site.

Mr. Ohanian asked how and when the generator will be controlled and exercised.  Mr. Arenson stated that it will be exercised at times deemed in the best interest of neighbors.  It runs on diesel fuel, and the tank is adjacent to the generator itself. 

Mr. Ohanian also expressed concern over the view from the three-story building on the neighboring site, and Mr. Krummick and Mr. Fair explained that the courtyard will include trees that will grow to about six to eight feet, and will mature in about two years. 

Mr. Paff asked if the brighter lighting in the front of the building would be enclosed.  Mr. Arenson responded that it would, and that it would not shine out to neighboring sites.  He explained that the brighter lighting was being requested in consideration that the residents, being of an advanced age, may have somewhat diminished eyesight.    

Mr. Sula suggested it be discussed with staff whether or not the removed trees could be placed elsewhere in the Village, possibly with a fee-in-lieu, in an effort to comply with the ordinance. 

Mr. Sula then opened the floor to the public in consideration that some of these items are addressed as public hearing; as there were no comments/questions, he then closed the floor to the public on this matter. 

Mr. Sula then directed that separated motions be made (and voted on) for each of these items. 

Mr. Nordentoft, seconded by Mr. Ohanian, motioned that a favorable recommendation be made to approve the Special Use for Preliminary PUD for the subject property as submitted, and added that the relief being asked for, in consideration of benefits to the community, are worthy of planning and development status.  Mr. Sula noted that it is in this decision that consideration should be made to the three aforementioned exceptions that should be addressed: 1) mitigation of trees, 2) lighting variance, and 3) location of the generator.  So, Mr. Nordentoft incorporated them into the motion:

Roll Call Vote:
Ayes: Nordentoft, Ohanian, Salmons, Paff, and Sula
Nays: None
Abstain: None
Motion Carried: 5-0-0

It was clarified that the initial motion was to grant the Preliminary PUD; then Mr. Nordentoft, seconded by Ms. Salmons, motioned that a favorable recommendation be forwarded to allow a Special Use Permit for an Assisted Living Facility, more formally defined within the Zoning Ordinance as a “Geriatric Center/Institution for the Care of the Aged”:

Roll Call Vote:
Ayes: Nordentoft, Ohanian, Salmons, Paff, and Sula
Nays: None
Abstain: None
Motion Carried: 5-0-0

Mr. Nordentoft, seconded by Mr. Ohanian, then motioned that a favorable recommendation be made to approve the Final PUD Plat:

Roll Call Vote:
Ayes: Nordentoft, Ohanian, Salmons, Paff, and Sula
Nays: None
Abstain: None
Motion Carried: 5-0-0

Mr. Nordentoft, seconded by Ms. Salmons, motioned that that favorable recommendation be made to approve the Subdivision Plat:

Roll Call Vote:
Ayes: Nordentoft, Ohanian, Salmons, Paff, and Sula
Nays: None
Abstain: None
Motion Carried: 5-0-0

9. Next Meeting Date:  April 16, 2014

a. Ashbury Woods – Preliminary & Final PUD Plat

10. Adjournment

Mr. Ohanian made a motion to adjourn the meeting; seconded by Mr. Paff.

Voice vote:
All "Ayes", no "Nays", none abstaining
Motion carried: 5-0-0

The meeting was adjourned at 8:13 p.m.

Respectfully Submitted,

 

Joann Metzger
Planning and Zoning Board Secretary