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Call to Order
The following Commissioners were present: Chairman Jane Gattone, Joy
Gajda, David Hartwig, Robert Reding, Vincent Springer, Gary Stittgen.
Alice Cattani arrived at the meeting at 7:01 p.m.
Others Present
Jim Stevens, Village Administrator; Pat Meehan, Village Planner;
Paul Phillips, Village Attorney; Dominic Marturano, Village Trustee;
Karen Fassbinder, Acting Recording Secretary.
Approval of the Minutes of the April 16, 2008 Meeting
On page 2 under Main Intersections section, Commissioner
Stittgen stated that “Sand Lake Road” should be replaced by “Grand
Avenue” in both instances.
On page 4 under Landscaping, the phrase “for architectural
interest” should be deleted.
On page 5 under Adjournment, Chairman Gattone corrected the
adjournment time from “9:50” to “8:50”.
Commissioner Springer made a MOTION to approve the April 16, 2008,
minutes with the above corrections. Commissioner Reding seconded the
motion. All were in favor: Ayes – 7, Nays – 0.
Communications and Correspondence
None.
Chairman Gattone requested Item A under New Business be reviewed
before Old Business item A.
New Business
A. Review of Proposed Amended Site Plan and Lighting Plan for
Parking Lot Addition At 3093 Falling Waters Blvd.
Chairman Gattone requested that Planner Meehan give a synopsis of
his memo dated 4/26/08 and plan submittals.
Pat Meehan stated that basically the new use was the same one that
the Plan Commission recommended to Village Board several meetings
ago, requesting additional off-street parking spaces. Plan shows
additional off-street parking spaces in an area that was partially
open space, partially gas line easement, and partially plant
materials. He mentioned that some of the plant materials that are
proposed to be removed were in excess to requirements anyway. On
page 5 of his memo, second to the last paragraph, outlines removal
of 25 existing shrubs, (the original plan indicates 238 shrubs),
with 213 shrubs remaining. Since only 195 shrubs are required, it is
fair that even if some plants are removed and placed elsewhere to
allow to increase parking lot at the development the requirements
will be met. Combined Development would need a land use intensity
increase under the zoning ordinance indicating the current landscape
ratio of 32% decreased from 35%, although percentage is allowed to
go down to 30% if bonus plant materials are provided. Additional
plant materials were added to original plan in anticipation of
possible parking lot expansion needs.
Chairman Gattone summarized that based on Mr. Meehan’s memo, even if
reducing number of plants to allow for additional parking spaces,
quantity still exceeds minimal requirements.
Mr. Bill Lange of Combined Development concurred that they would
move plants to other locations on property rather than eliminating
plants.
Mr. Meehan stated that the other issue to be considered is that an
additional foot needed to be added to each parking place, increasing
the length from 44 feet to 45 feet in order to meet the size
requirements of 180 square feet. Also the lighting plan did not
change from the periphery plan. Combined Development proposes adding
wall packs for security purposes, which are the same design and type
as presented in the initial plan.
Bill Lange added that Keith Nip from Ultimate Transportation was
unable to attend tonight’s meeting but would like to move forward
with plan for additional parking.
Commissioner Reding questioned the impact of increasing the parking
stall length from 19 feet to 20 feet.
Pat Meehan stated that there should be a minimum length of 20 feet
to accommodate the size of SUV’s.
Commissioner Gajda asked whether existing storm water would go down
to detention pond at Route 45 near Falling Waters Way.
Mr. Lange stated that page C3 on drawing shows the pipeline leading
to pond.
Chairman Gattone suggested Engineer Welsh should review this issue.
Commissioner Gajda questioned whether the time of use for Ultimate
Gymnastics would differ from the hours of Ultimate Transportation.
Mr. Lange stated that Ultimate Gymnastics would mainly involve later
hours whereas Ultimate Transportation would be in use during earlier
hours, therefore avoiding excess parking needs. Page 2 Item d of the
Meehan Memo dated 4/26/08, states no fixed or moveable spectator
seating allowed in order to avoid further parking congestion.
Chairman Gattone stated that if there was no further discussion that
a motion should be made regarding the proposed site plan changes.
Commissioner Reding made a MOTION that the Planning Commission
recommend to the Village Board the conditional approval of
the proposed Site Plan and Lighting Plan for a parking lot addition
at 3093 Falling Waters Boulevard subject to items 1a, 2d, 2h, 4a,
and 5a as set forth in Pat Meehan’s memorandum dated 4/26/08.
Commissioner Cattani seconded the motion.
A roll call vote was taken:
Commissioner Cattani – Yes
Commissioner Gajda - Yes
Commissioner Hartwig – Yes
Commissioner Reding – Yes
Commissioner Springer – Yes
Commissioner Stittgen – Yes
Chairman Gattone – Yes
The motion was carried. Ayes – 7, Nays – 0.
Mr. Lange was informed that this would go before the board at the
May 12, 2008, meeting.
Old Business
A. Lindenhurst Village Green Update & Reports
Charlie Hickcox of Oliver/McMillan stated that design guidelines
showing what type of work the Pappageorge group does would be given
out to each Commissioner at the end of the evening for their review.
Planner Meehan would review and write his memo from this design
packet. Mr. Hickcox hopes to get a recommendation of the design
along with the landscape plan to present to the Village Board at the
next meeting on May 21, 2008.
Chairman Gattone expressed concern that the commissioners would have
adequate time for proper review, but would attempt to meet the
deadline.
Ryan Kettelkamp from Kettelkamp & Kettelkamp, landscape architect
for Village Green, reiterated on the landscape topics that were
previously presented to the board describing streetscapes, pocket
plaza paseos, and parking lots. Tonight’s power point presentation
would cover conceptual ideas of the other areas of the proposed site
plan.
Those areas are:
- Processional entryways (creating green gateway and monuments
from Lake Co.)
- Buffer yards looking into project from Route 45
- South entry way (right in/right out)
- Interpretive natural aspects of site/natural history theme
- Area
in front of theater
Addressing the processional entryways, the plan attempts to
create space around the edges, or edge definition, by erecting a
white fence around the project anchored with permanent stone entry
piers. This would serve to downplay parking lots and cause focus to
the series of buildings across the top of the fence.
Buffer yard
is the area that links from the processional entryways, including
sidewalks, mown grass parkway, rough mown area with a series of
trees and then the parking lot (screened by more trees) before
individual stores. Along the edge there is a white rail fence that
hides the parking lot, which is six feet below the edge of the road.
The buffer yard is filled with plantings, as well as the structural
element of the fence, a mown strip and rough mown strip.
South entry way,
right in / right out off of Route 45 will be defined by the same
stone piers, white fence, rough mown grass, and random groupings of
trees that will help buffer the parking lot.
Environmental interaction
between the wetlands and people. On the site plan there is a main
north-south crossroad ending at the wetlands. A boardwalk off of the
bicycle path that goes around the project will lead to a pavilion
into the wetlands. The bicycle path bypasses a large detention pond
that will have a higher fence around it for a safety barrier. The
fence moves along the wetlands and becomes a heavy 30-inch wooden
guardrail behind Building D and southeast of Anchor 1, separating
the parking lot from the bike path. South of Anchor 1 the guardrail
returns to a regular rail fence, separating the outer loop road from
the bike path.
Theater Square
down the main street ends at the theater wall, which contains an
open space for visibility, where people can congregate and sit
before shows. Spaces will be created for outdoor rooms for outdoor
dining under canopies of trees, or for benches.
Pat Meehan expressed concern about an art-deco theme to the theater
façade, but was reassured by Tim Kent that the intent was to
maintain the natural aspects of the site and continue the same
architectural theme throughout the rest of the project.
Mr. Kettelkamp continued with the description of the open space as a
clear opened grass area containing glacial erratic boulders, doing
it in such a way to create a pattern garden; a functional space for
children to play, as well as a clear sight to the theater that is
interesting environmental art.
Mr. Meehan asked how the fence would be placed in the ground - with
footings or other means of securely installing it. Mr. Kettelkamp
reassured the commission that it would be quality fence
installation, with an attractive line and in the image of Lake
County.
Commissioner Stittgen expressed concern about the minimalist
approach to signage.
Mr. Hickcox stated that this presentation was about the landscape
design and that signage would be addressed at another meeting.
Commissioner Cattani asked what size of trees they were planning to
plant.
Ryan Kettelkamp stated the entry way would probably be planted with
hybrid elms approximately 30 feet high and a trunk size of 4-5”
diameter. Root balls will be approximately 110 inches across.
Commissioner Reding asked about plans for street lighting.
Mr. Kettelkamp stated that street lights are not shown because it is
a conceptual landscape sketch, but that this will be addressed on
other plans and trees may have well lights coming from below.
Specific tree types will also be addressed at later presentations.
Commissioner Hartwig asked what type of fence material was going to
be used, and Mr. Kettelkamp stated that they will investigate
options that would meet with the board’s approval.
Commissioner Stittgen would like to incorporate review of signage
with landscape review.
Administrator Stevens indicated that directional signs, entry signs,
and other signage will be determined by the Plan Commission.
Mr. Meehan stressed that the design guidelines will have to be
friendly for the Building Department insuring that each additional
aspect of the project will have a consistent set of requirements.
Commissioner Springer asked whether the sidewalk could be put behind
the fence to separate pedestrians from roadway.
Mr. Kettelkamp agreed with this suggestion to use the fence to
separate the pedestrian and bicycle traffic from automobile traffic,
and he stated this would be investigated.
Mr. Tim Kent from Pappageorge Haymes introduced the Design
Guidelines of the Village Green project, which is a compilation
of the general intent of the project and will serve as a living
document that sets ground rules, that can be added to or subtracted
from. This document will be broken down into sections and at the end
of the document addendums will be added for individual buildings, as
they come to the level of construction documents. Currently this
document gives the general look and feel of the architecture, and
final details will be forthcoming as individual packets for each
individual building is available. The format for the first building,
Building G, will be ready to presented in two to four weeks.
Each commissioner will receive a copy of the guideline to review.
The guideline, which is conceptual, only, is broken down into
several categories. This document can be added to or subtracted from
for purposes of commission approval and also used as a tenant
construction manual. Sections include:
- Table of contents
-
Project overview
-
Introductory verbiage
-
Site plans
-
Proof plats
-
Orientation page
-
Closer view of site plans
-
Landscape plans
-
Renderings
-
Architectural design
-
Urban planning
-
Materials
-
Storefront design
-
Signage
-
Lighting
Pat Meehan stressed that the crucial thing is that each change be
dated.
Commissioner Gajda questioned whether “green” construction was being
considered.
Mr. Kent stated that the landscaping includes green elements. Some
of the green elements are not voluntary, but built into mandatory
building guidelines. The project will include some green technology
and a section will be added to describe this element.
Charlie Hickcox stated that at this time there are eight to nine
committed tenants. The lighted model of Village Green will be
shipped for display at the Village Hall after the Las Vegas
convention later this month. He also stated that IDOT will determine
when stoplight is warranted. At this time only one light is required
on Route 45 according to the traffic studies. Planner Meehan will
review documents and present a memo for next meeting, along with
discussion of landscaping and design guidelines. Any changes will be
included in commissioners’ packets.
New Business
B. Discussion Regarding Parking of Student Vans/Buses at Day Care
Facilities
Administrator Stevens stated that 123 Global who is advisor for
Tutor Time day care would like to request parking three buses at
proposed facility. (Refer to their letter dated 4/15/08). Code
restricts them to one bus parked on the property or the building of
a garage attached to the building made of the same materials,
probably with no roof.
Attorney Phillips stated that there is a deed restriction on that
property that was put into effect at the time Heritage Park
commercial was approved that says that commercial vehicles can only
be parked at the rear of buildings or out of view of Route 45. The
code is limited to one vehicle per tenant for daily use and not to
exceed 20’ in length.
Mr. Meehan stated that if the Village changes restrictions for day
care facilities it affects the whole plat, including land they do
not own. The covenant applies only to the commercial portion, but in
order to change the plat, every resident would have to approve
change for Heritage Park. 123 Global may have to find other
location.
Staff Updates/Status Reports
Exceed Development indicated that they are requesting a letter from
ComEd in preparing to tear down houses on Route 45.
The two items for Village Green, landscaping and design guidelines
will be presented at the next Commission meeting.
Commissioner Springer stated that some Stevenson High School
students may be visiting next meeting.
Chairman Gattone suggested that in honor of Administrator Stevens’
retirement, the commission plan to go out for pizza after his last
meeting on May 21, 2008.
Public Participation
None.
Adjournment
A MOTION TO ADJOURN
the meeting was made by Commissioner Reding and seconded by
Commissioner Cattani. All were in favor: Ayes – 7, Nays – 0.
The meeting adjourned at 9:03 p.m. |