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CALL TO
ORDER:
Chairman
Jane Gattone called the meeting to order at 7:00 p.m.
ROLL CALL: The
following Commissioners were present: Chairman Jane Gattone, Joy
Gajda, Alice Cattani, Gary Stittgen, Robert Reding, Vincent
Springer, David Hartwig.
OTHERS PRESENT: Jim
Stevens, Village Administrator, Pat Meehan, Village Planner, Paul
Phillips, Village Attorney, Dominic Marturano, Village Trustee, and
Liz Thomsen, recording secretary.
APPROVAL OF THE MINUTES OF THE MARCH 19, 2008 MEETING:
There were corrections to the minutes. Under
Old
Business,
page 2, Paragraph 3, sentence 1: Strike the words “and the Planning
Commissioners” from the sentence concerning the Thursday March 20
meeting.
Page 3,
Under Parking Lots, Architecture, Para. 2, Sentence 1 should
read: Mr. Kent said they had given a lot of thought to back of the
building landscaping.
Page 1,
Para. 1, under “Meeting Corrections”: add space after 2004.
Commissioner Springer made a MOTION to approve the March 19, 2008
minutes with the above corrections. Commissioner Reding seconded the
motion. All were in favor: Ayes- 7, Nays- 0.
COMMUNICATIONS AND
CORRESPONDENCE:
None.
OLD BUSINESS:
Village Green
-
(Refer to the new plan set submittals)
A.
Public
Hearing: the Proposed Re-Zoning of Property
1.
Re-zoning of the property commonly known as the Horvat
property from E (Estate) to CBR-2 (Community Business and
Residential Dist. 2)
2.
Re-zoning of property that is commonly known as the Village
Green, different areas currently zoned R-4 to CBR-2 and another area
to be zoned from R-4 to I (Institutional).
Refer to
the Meehan & Company Memorandum dated March 26, 2008 and March 27,
2008.
Public
Hearing opened at 7:04 p.m.
Attorney
Phillips said the Public Hearing on the Proposed Re-zoning of
Property following its Annexation to the Village is to take place on
Wednesday, April 2, 2008 at the Planning Commission Meeting and was
published in the News Sun on March 18, and 19, 2008, in accordance
with Village ordinances. Notice was sent to all property owners
within 250’ of affected property.
Chairman
Gattone asked Mr. Mark Eiden of Eiden and O’Donnell, 230 Center St.,
Vernon Hills, to describe the parcels in question for the public and
Commissioners. Mr. Eiden noted that they are currently working with
the county for annexation of the Horvat Parcel and explained that
there would be a significant net gain in CBR-2 property for the
Village of Lindenhurst. He spoke of the area (red dotted-line) west
of Anchor 3 near Falling Waters Blvd. as additional land that will
be needed for usage for that anchor store. It is described as Lot 1
and Lot 2 on the Preliminary Plat. He also described the property
being zoned from R-4 to I as the appropriate designation for a well.
He noted that properties along the spine road and on the
OliverMcMillan site Plan would be changed to CBR-2 to accommodate
any other large Anchor Store as well as parking for tenants and
shoppers. He noted that there was a parcel they were seeking to zone
from CBR-2 back to R-4 in earlier plans. That was an error, and OM
intends to withdraw their request for that.
Commissioner Gary Stittgen swore in audience members to speak at the
Public Hearing at 7:15 p.m.
Jim
O’Neal,
497 Whispering Pine Rd., Lindenhurst- Asked the presenter to show
specifically on the site map or final plat the areas of the zoning
changes. These areas were placed on the overhead as a slide so all
audience members could see the exact zoning area changes.
Lisa
Perelli,
3084 Falling Waters Lane, Lindenhurst- Asked if the bottom of Anchor
3 went out right onto Falling Waters Blvd. There is space between
the road and Anchor 3, Chairman Gattone noted. There is also a
proposed right in/right out on the far north boundary leading to Rt.
45.
Luigi
DeAngelis,
2703 Neubauer Circle, Lindenhurst, asked about cul-de sac near
Anchor 3 near Falling Waters Way. He commented that the Commission
should look at the site as a whole and plan within that context. He
said the cul de sac is a prominent feature and provides opportunity
to route traffic within to Village Green. He is concerned about the
parking lot area and asked if there will be traffic congestion
getting out on Falling Waters Way. Chairman Gattone asked him to
keep his remarks relevant to the Public Hearing zoning in question
and save other comments until Public Comment time. Mr. De Angelis
wants to encourage a road easement for the area instead of parking
lot.
Public
Hearing: on the Proposed Rezoning closed at 7:30 p.m.
Chairman
Gattone called for discussion from Commissioners and Administrators.
Commissioner Reding had a question about Anchor 1 and the parcel
above it. Mr. Eiden noted that would be addressed in the meeting
under review of the Revised Tentative Plat and the First Final Plat.
2. Review
of the Revised Tentative Plat and the First Final Plat.
Refer to
the Meehan Memo dated 3/28/08.
Mr. Mark
Eiden said they would like to discuss any minor changes to the Plat
and continue discussion of areas after the last meeting. On the Plan
attached to the Annexation Agreement that parcel (lot 14) is part of
lot 15. Through an oversight on the Plat that lot was not carved out
of lots 14 & 15 and it is intended that lots 14 & 15 (R-4) will be
slightly reduced in size and a lot 17 added to accommodate the use
in the annexation agreement. He noted one minor adjustment is made
to the “spine road” because the developer felt tying segments of the
road to adjacent owners would help with any liability issues. There
will be one entity that will maintain that road. Mr. Eiden noted a
revision to the Plat would be made to add one more out lot,
described as a small triangular piece (lot 17). In order to preserve
the consistency of that concept of liability this would be added to
the Revised First Final Plat shown at the 4/19/08 Planning
Commission meeting. He said changes would be sent to Planner Meehan
within the next 48 hours.
Mr.
Meehan commented that the Site Plan would not be affected by these
minor changes.
Commissioner Gajda had a question concerning the “spine road’s”
overall width on the Final Plat page 2 and 3 and Lots C, D and F.
There is a table that refers to these widths, said Ms. Fran Fazio.
She noted overall road easements would be approx 80 ft. wide and
each lot size would include 40 ft. of the easements.
Commissioner Gajda also noted that Millburn Community School
District was not designated correctly especially as shown as parts
of lots 1 and 2 and other lots. Representatives said that would be
corrected.
Commissioner Stittgen and Planner Meehan noted changes in zoning do
add parking but also increase buildable commercial land, in addition
to increasing LSR.
3. Site
Plan Review of Commercial Portion
Representatives noted they were going to request a recommendation to
the Village Board to approve the Site Plan. Planner Meehan said
there are some minor things which he had highlighted on page 7 of
his 3/26/08 Meehan memo, and that many could be handled at a staff
level. He noted many individual questions and details on the Site
Plan would come in as tenants come in for each individual lot.
Planner Meehan said he thinks the Site Plan is ready for approval to
Village Board subject to the conditions he has outlined in his
3/26/08 memo and also that part of that property is re-zoned.
Chairman
Gattone asked how broad the conceptual plan was and how much they
could shift or change building dimensions. Administrator Stevens
noted that there was a definition in the Village Comprehensive Plan
on minor and major deviations. CBR-2 requirements and design
guidelines would also govern any changes. Chairman Gattone noted
that as long as these buildings meet the criteria and are of this
nature and there is not a major deviation, the Site Plan would not
have to come back to the Planning Commission.
Mr.
Phillips talked about Site Plan Phasing. Mr. Charles Hickcox of OM
said Phase 1A would be the Village Green area and Phase 1B the
general retail corridor will be built in the same time period, in
sequence. Planner Meehan noted that a phasing plan was a requirement
of the Site Plan.
Commissioner Gajda made a MOTION that the Planning Commission
recommend to the Village Board the Conditional Approval of the
Village Green Site Plan as subject to the changes in the 3/26/08
Meehan Memo.
Commissioner Hartwig seconded the motion.
A roll
call vote was taken:
Commissioner Gajda - Yes
Commissioner Hartwig- Yes
Commissioner Springer- No
Commissioner Stittgen- Yes
Commissioner Reding- Yes
Commissioner Cattani- Yes
Chairman
Gattone- Yes
The
motion carried. Ayes-6, Nays-1.
Attorney
Phillips asked to return to the subject of Horvat Parcel rezoning.
Commissioners discussed issues of ingress and egress.
Representatives noted it would require future site planning.
Attorney Phillips noted that a Meehan Memo dated 3/27/2008 was
passed out to all Commissioners.
Commissioner Gajda made a MOTION that the Planning Commission
recommend to the Village Board that following annexation; the
subject property be rezoned into CBR-2 Commercial and Residential
Business District 2, commonly referred to as the first addition to
the Lindenhurst Village Green and ALSO the Planning Commission
recommend to the Village Board the conditional approval of the
Tentative Plat and First Final Plat of the first addition to the
Lindenhurst Village Green as subject to the item changes 1 – 8 as
laid out in the in the Meehan Memo dated March 27, 2008.
Commissioner Reding seconded the motion.
A roll
call vote was taken:
Commissioner Gajda - Yes
Commissioner Reding- Yes
Commissioner Stittgen- Yes
Commissioner Cattani- Yes
Commissioner Springer- Yes
Commissioner Hartwig- Yes
Chairman
Gattone- Yes
The
motion carried. Ayes-7, Nays-0.
Mr.
Hickcox (OM) said he was working on new renderings for the main
Village Green based on the recommendations of Commissioners at the
last meeting. Commissioner Gajda clarified that not all clump trees
would be used, but some single stem trees as well, especially in
parking areas.
Commissioner Reding asked again if the Commission would see some
more seasonal renderings concerning both landscaping and buildings.
Mr. Ryan Kettlekamp noted they were working on providing those
seasonal drawings at the 4/16/08 Planning Commission meeting.
Commissioner Cattani asked about adjacent forest preserve property
zoned AG. Attorney Phillips noted that this zoning designation would
probably not change; and the property was county owned.
Commissioner Stittgen asked that developers seriously consider the
recommendation of Planner Meehan that the Village Green oval itself
have some sort of terraced or tiered look with seating walls at
different elevations. Mr. Hickcox noted that public play sculptures
would be considered and that the area would remain open space. He
said they would try to add a little more detail and different
elevations for sitting on the end plazas of the Green. They propose
adding a few more trees in the middle, but the hope is for people to
have a view across the Village Green to see the buildings.
Developers plan to use mature trees with at least 8 inch trunks. OM
plans to try to transplant some mature trees from other areas of the
property as well.
Commissioner Springer was told if any trees fail they will be
replaced with ones of similar size.
Commissioner Cattani asked if the state of the economy would affect
the developer’s ability to get tenants. Developers said the economy
is definitely a concern, but they have 11 tenants who are finalizing
leases and the theatre. They also may have a major announcement
within the next 90 days about an anchor store, and they hope to have
the Village Green up and running by 2010.
NEW
BUSINESS -
None
STAFF
UPDATES / STATUS REPORT:
Administrator Stevens noted that a daycare facility (Tutor Time) is
looking at property north in Heritage Park commercial area. A
multi-purpose strip center is proposed in Heritage Park and more
details will be provided in the next Planning Commission memo.
Commissioner Springer asked about the south portion of the property.
Administrator Stevens noted it was still Pulte’s obligation to put
32 or 33 affordable housing units in. He said the Village is in the
process of getting Exceed Development to remove two houses north of
Wendy’s on the west side of Rt. 45 on property they own.
PUBLIC PARTICIPATION:
Luigi
DeAngelis,
2703 Neubauer Circle, Lindenhurst: He showed pictures of 2
properties he acquired adjacent to the Village Green project. He
said he would like to develop a full-service 200-room hotel similar
to Hyatt Regency with convention and banquet facilities, indoor
tennis and maybe a performance venue. He said he did not want his
property to just stare into a parking lot. He wants to urge the
Planning Commission to re-consider zoning and he would like to work
with OM and neighboring developers and residents and encourage all
parties to consider all uses on the site. He said zoning chosen is
not complimentary to his objectives. He wants to the hotel to be as
high-end as possible and focus positive attention on this site.
David
Warner,
3084 Falling Waters Lane, Lindenhurst: I think that the proposed
hotel property is interesting. He hopes the Planning Commission
continues to take feedback from the community.
Jim
O’Neal,
497 Whispering Pines Rd., Lindenhurst: He was told the zoning of the
Lindenhurst Village Green was CBR-2. He believes taking all
residential above commercial away is a mistake. He doesn’t believe
that a central downtown area will work with people walking and
shopping without a residential component. He is concerned about
traffic congestion because the center is just retail. Administrator
Stevens said the 100 residential units being removed would not make
that much of a difference. Mr. O’Neal said urban planners encourage
concentrated housing to make the area 24-hour usage. Administrator
Stevens agreed but said the market and economy would not support
that right now. He used as an example Waterford Commons, which was
having trouble keeping tenants. Attorney Phillips said that
residential was proposed during the TIF era, which the Village Board
rejected, and there are limited funding sources at this time. Mr.
O’Neal reiterated that the market would change eventually.
Luigi
DeAngelis,
2703 Neubauer Circle, Lindenhurst: I announced November 13 my wish
to build a 24-hour hotel. He feels that there are options not being
considered for his hotel area. He reiterated that he wanted the
hotel not to look out onto parking lot areas but rather forest or
landscaping. He felt he was cut off during public hearing when he
tried to speak after public hearing was closed. He gave up his seat
on the Planning Commission to pursue his project. He asked that
other options to be considered and said developers had encouraged
him to pursue a hotel.
Commissioner Hartwig said if Mr. De Angelis had a site plan to bring
before the Planning Commission and the Village Board that they would
be happy to look at it. He emphasized that De Angelis owns the land
and must work with adjacent property owners to come up with a plan.
Attorney Phillips said that they have been communicating with Mr. De
Angelis for 6 months through e-mail and other means and would be
happy to look at any plans, lists of investors, etc.; but he must
cooperate with surrounding owners who also have rights, including
OliverMcMillan. Mr. De Angelis noted he had purchased 20 acres, 10
of which were buildable.
Chairman
Gattone called for any more public comments. Public Comment closed
at 8:49 p.m.
Commissioners continued discussion of 2nd and 3rd
story residential but felt the economy would not support that at
this time. Discussion on this subject continued. Commissioner
Stittgen emphasized that the Planning Commission was a recommending
body to the Village Board and that their charge was to review plans
proposed and to make sure plans meet Village ordinances and follow
the Village of Lindenhurst Comprehensive Plan.
Addendum to
Minutes from April 16, 2008 Planning Commission Meeting
Advisory Note: Per Administrator Jim Stevens and Chairman Jane
Gattone: Please refer to further action by the Planning Commission
at the April 16, 2008 meeting on the topic of the 1st
Addition to the Lindenhurst Village Green: Review of Proposed
Rezoning, Tentative Plat and First Final Plat.
ADJOURNMENT:
A MOTION
TO ADJOURN
the meeting was made by Commissioner Hartwig and seconded by
Commissioner Cattani. All were in favor: Ayes- 7, Nays- 0.
The
meeting adjourned at 8:50 p.m. |