[{"_1":2,"_99":-5,"_100":-5},"loaderData",{"_3":4,"_26":27},"root",{"_5":6,"_17":10,"_18":19,"_20":21,"_22":10,"_23":-5,"_24":-5,"_25":10},"user",{"_7":8,"_9":10,"_11":10,"_12":-5,"_13":-5,"_14":15,"_16":-5},"roles",[],"isAuthenticated",false,"isPremium","planName","subscriptionStatus","featureFlags",{},"insightsBudget","isDevelopmentHost","userPreferences",{},"recaptchaSiteKey","6LcvOJcUAAAAAHsB-gPGfGktcRlKpH7OTIU_dMTD","isImpersonating","impersonation","affiliateStatus","isFreedomPortal","routes/v2/article/layout",{"_28":29,"_30":31},"notFound",true,"relatedArticles",[32,75,87],{"_33":34,"_35":36,"_37":38,"_39":40,"_41":42,"_43":44,"_45":46,"_47":48,"_49":50,"_51":52,"_53":54,"_55":56,"_57":58,"_59":60,"_61":62,"_63":64,"_65":66,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},"mediaId",6243036,"mediaKeyId","3243041-6cca777e44056efc5ba8c18a364d5f77","parentId",3243041,"title","Developer returns with scaled‑back multifamily plan on Tri‑State Parkway; board generally receptive","audioSeconds",1503,"startMs",951000,"endMs",2454000,"viewUrl","/Search/View?dp=1&key=3243041-6cca777e44056efc5ba8c18a364d5f77&start=951&end=2454","thumbnailUrl","https://assets.pipeline.soar.com/3243041-6cca777e44056efc5ba8c18a364d5f77/thumbnail_951000.jpg","articleUrl","/articles/6243036/Gurnee/Lake-County/Illinois/Developer-returns-with-scaledback-multifamily-plan-on-TriState-Parkway-board-generally-receptive","mediaUrl","https://secure.pipeline.soar.com/6243036-6d03dcd2337cd55b115b8584e8066181/orig.mp4?Expires=1771197732&Signature=PQxH4V7XnXv1Tkx-rIYzVgYIUqMmqt7Ud~FTsQFKEBlZfX4GBVIOkWqc2Fl7T6HkUpnLMSVKE3bE7x~gAsrwWcvlY3UDefrKe7t8WIfQes~dQ-miANAfT~GyPJHBJ4cBbSTs1ncUM5QsQd7ubQjR-BLYBCyWK0c43yGx0M630EVXFIysCejbWHQRHozyC6qlF2elYGBfWubK343LOHfYV-wQBH-Ist56SaztIxne3WtuS614qHEOhm7BRFnkhzxgiAKDkqwA6vXR4vqeKfVpkAaECNx-0d~~BhgMcvzIOut5vVCgi2fXk3pvryPfAKec79F7Gjt3O894eOElKk36iw__&Key-Pair-Id=KUT5TJCACFTXG","author","Village of Gurnee, IL","date","2025-05-09T08:17:36.637Z","article","Fiduciary Real Estate Development returned to the Village of Gurnee Planning and Zoning Board on May 7 seeking informal guidance for a proposed rezoning and multifamily project on a 16.7‑acre parcel along Tri‑State Parkway between Grand Avenue and Cemetery Road.

Anthony “Tony” DeRosa, principal with Fiduciary Real Estate Development, described a revised plan that the team said would rezone the site from O‑2 (general office) to R‑6 (multifamily residential) and build a multifamily community on the parcel’s buildable portion. DeRosa said the overall site is about 16.7 acres, with roughly 6–7 acres described as buildable because of an on‑site stormwater facility and an adjacent wetland area: \"The orange shaded area on the right, that's what's actually buildable on the site. It's about 6 to 7 ish acres,\" DeRosa said.

DeRosa said the developer substantially reduced the prior proposal’s density. He told the board the team had reduced the earlier plan of about 140 apartments by 20 units to a total of approximately 120 apartments and removed all three‑bedroom units in the revised plan to reduce appeal to families with school‑age children: \"All of our 3 bedroom units ... have been completely removed from the plan,\" DeRosa said. He described other changes including doubling a minimum setback along Tri‑State Parkway (from 10 feet to 20 feet), relocating and reducing frontage buildings to improve streetscape activation, avoiding wetland buffer encroachment, and avoiding an existing sanitary‑sewer easement that the prior plan had infringed.

DeRosa also described amenities and design features: walking paths and benches through the wetland buffer, a relocated clubhouse facing the parkway, direct‑access garages for some units, in‑unit washers and dryers, stainless steel appliances and a proposed outdoor pool. He estimated the development would take about 18 months to build and said typical market rents on comparable projects range roughly from $1,600 to $2,200 per unit.

Board members asked detailed questions about parking, traffic, visibility at drive aisles, school bus stops, and adjacency to nearby industrial and commercial uses. On parking, DeRosa said the plan provides approximately 225 parking spaces and that this exceeds the code requirement (he referenced required parking of about 215–218 spaces). When asked about potential congestion at the site entrances, he said the developer will commission a traffic study and coordinate with the village engineer to address sightlines and driveway depth. On school buses, DeRosa said the team had not yet studied bus stops or routing but would accommodate them during detailed design if needed.

Several board members said the revised plan was a clear improvement over the earlier submission, citing reduced density, greater setbacks, removal of three‑bedroom units, and improved landscaping and sidewalks. Other board members expressed lingering concern about locating residential uses amid surrounding commercial/industrial properties and asked for additional traffic and visibility analysis.

Because this was an informal review, no formal vote was taken. The board’s overall guidance was receptive and encouraged the petitioner to continue design refinements, complete traffic and parking analyses, coordinate with village engineering and staff, and return with a formal application when ready.","mediaType","Video","parentTitle","Wednesday, May 7, 2025 - Village of Gurnee Planning and Zoning Board","oneSentenceSummary","Fiduciary Real Estate Development presented a revised multifamily proposal for a 16.7‑acre parcel on Tri‑State Parkway on May 7; the developer reduced density, removed three‑bedroom units and increased setbacks, and the Planning & Zoning Board offered generally positive informal feedback.","taxTitle","Gurnee, Lake County, Illinois","taxId",55474,"location","headline","","shortSummary",{"_33":76,"_35":36,"_37":38,"_39":77,"_41":78,"_43":79,"_45":80,"_47":81,"_49":82,"_51":83,"_53":84,"_55":56,"_57":58,"_59":85,"_61":62,"_63":64,"_65":86,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6243041,"Board recommends approval of electronic message monument sign for First American Bank",196,713000,909000,"/Search/View?dp=1&key=3243041-6cca777e44056efc5ba8c18a364d5f77&start=713&end=909","https://assets.pipeline.soar.com/3243041-6cca777e44056efc5ba8c18a364d5f77/thumbnail_713000.jpg","/articles/6243041/Gurnee/Lake-County/Illinois/Board-recommends-approval-of-electronic-message-monument-sign-for-First-American-Bank","https://secure.pipeline.soar.com/6243041-9b92df9992a84017c345844b31ba70b4/orig.mp4?Expires=1771197732&Signature=cbKaIF2FSztsOG4fWdTJrmnm-Qmh~PLJ4pSDbWKxQl97G2jk3QtVmlUzm6kjunOoL86ZJhhuIl7r4ceFhczWMTRLnpwAnXSGkJWK~byXh7RSdFSRVFPY423WJTyVkjKVKPE6MHUh4~G0iKsIZyNLrNqJiZUjCiZ2Jx3RhKJpOJalAwSTjkhJBr2xg~hF1PDxXHAADaq-oog5NN5cmioB63VMRM5uQL38Mkz-U9WR9yDYqj1T4qH~Utdr7cwy2R65-G~gJPCQTq2UhLX8tVEqmQ58ybnOmCndx~G~PDE9dGjHDLBURxs1Bd7IASyd7cjABRa8IIjIQ1N~wraoL7rHvQ__&Key-Pair-Id=KUT5TJCACFTXG","The Village of Gurnee Planning and Zoning Board on May 7 recommended that the Village Board approve a special‑use permit for a monument sign with an electronic message center for First American Bank at 7005 Route 132.

Dan Olson of Parvin Klaus Sign Company, the petitioner’s representative, described the bank’s proposed electronic message center and said the bank typically uses its LED message centers in a muted way. \"First American Bank really doesn't use their electronic message centers the way most commercial businesses do. It's really much more passive,\" Olson said, adding that the bank would follow Gurnee’s restrictions on electronic messaging.

The item was heard as a public hearing; Olson was sworn in before speaking and the petitioner stated they would meet the village’s limitations on the sign’s content and usage. The petitioner noted the request intends to meet the 10 standards required by the zoning ordinance for an electronic message center sign.

After a brief public comment period with no speakers, a motion was made for a favorable recommendation to the Village Board, incorporating applicable design standards and the petitioner’s testimony. The motion was seconded and carried by roll call; board members voting in favor included Campbell, Martin, Morgan, Papp, Ware and others as recorded on the meeting audio.

The board’s action is a recommendation; final approval is the responsibility of the Village Board. Staff noted that special‑use permits of this type are usually considered under new business and are not typically placed on the consent agenda, so the petitioner should plan to attend the Village Board meeting for final action.","The Planning & Zoning Board recommended a favorable vote to the Village Board for a First American Bank monument sign with an electronic message center at 7005 Route 132, after the petitioner said the bank’s signage use would be passive and consistent with local restrictions.",{"_33":88,"_35":36,"_37":38,"_39":89,"_41":90,"_43":91,"_45":92,"_47":93,"_49":94,"_51":95,"_53":96,"_55":56,"_57":58,"_59":97,"_61":62,"_63":64,"_65":98,"_67":68,"_69":70,"_71":68,"_72":73,"_74":73},6243046,"Gurnee board approves Burger King glazing variance for new prototype building",328,342000,670000,"/Search/View?dp=1&key=3243041-6cca777e44056efc5ba8c18a364d5f77&start=342&end=670","https://assets.pipeline.soar.com/3243041-6cca777e44056efc5ba8c18a364d5f77/thumbnail_342000.jpg","/articles/6243046/Gurnee/Lake-County/Illinois/Gurnee-board-approves-Burger-King-glazing-variance-for-new-prototype-building","https://secure.pipeline.soar.com/6243046-b786274f847ab42c1670e9a0a930de31/orig.mp4?Expires=1771197732&Signature=JWP7V1N7TmwZVXSNdylNpUg2DtWJkGIiduyhEErhR8aNZ-5U4NcbMddkJBhwuBWk-hITM1yP2yos1dN5F8M7hcmc3to8EVHTgD5RsEdsHVRZyvYk35LtjO05-UMLhb~eryM0MSaUrbwRJyCYKTnG-QiV4WHJnBTHqHFdFMQrmqvlDxlphsMZmOR-86J5pRSUvgpl5IBnAPAXdr4Yq7gb5ODUOKfpxMIfE8no6GVGbpUsoRTa97dGgLqvdQyVVxZj1QSp9pPbOdfSP-SUqo0SKmwTTk~pDxp25ERK8q0DszH2qAZ4PgTPw~9bhdMUfMIAZBsxa8KC7rZCWI3LdOCvuA__&Key-Pair-Id=KUT5TJCACFTXG","The Village of Gurnee Planning and Zoning Board on May 7 approved a design‑standard modification to allow less than the 50% front‑façade glazing required by the village zoning code for a proposed new Burger King at 5300 Route 132 (Grand Avenue).

The petitioner, Tom Savoca, architect with MRV Architects, requested relief after presenting a new Burger King prototype that the team said places kitchen and back‑of‑house functions along the south and west facades. \"We cannot meet the 50% glazing requirement on the south facade due to the orientation of the building and the layout of our new prototype,\" Savoca said. He told the board the proposed south facade would provide about 26.8% glazing.

The modification matters because the zoning ordinance’s glazing standard is intended to produce storefront‑style frontages; staff said the eastern frontage facing Lawson Boulevard complies, but the south facade would not because it must screen kitchen, plumbing and drive‑thru operations. Savoca said franchise design constraints limit changes: \"It is a new prototype, that's going to be the future of Burger King restaurants, and they do have very specific design standards and looks they want to achieve. So there's not a whole lot of flexibility.\" He also said spandrel glass was not counted toward the glazed area under current rules.

Board members asked about the proposed glazing percentage and whether previous single‑user drive‑through cases had similar issues. One member compared the proposal to earlier work on Raising Cane’s and noted the board had handled comparable requests by modifying standards or approving through a PUD. After a motion to approve the petitioner’s request (consistent with the petitioner’s testimony) and a second, the board conducted a roll call and the motion carried.

The approval as recorded is a variance from the design‑standard glazing requirement for the south facade only. The petitioner said the existing Burger King on the property, built in 1986, will be demolished and replaced with the new prototype that includes double drive‑thru lanes and a merge lane pickup.

Board members and staff framed the decision narrowly: the variance addresses the south elevation’s glazing; the east frontage remains compliant, and the petitioner agreed to the building design details presented to the board. The motion passed by roll call; board members voting in favor included Campbell, Martin, Morgan, Taft and Ware (roll call recorded on the meeting audio).","The Village of Gurnee Planning & Zoning Board approved a design-standard modification allowing less than 50% front‑façade glazing on the south elevation of a new Burger King at 5300 Route 132 after petitioner said the restaurant prototype and kitchen layout make the standard infeasible.","actionData","errors"]

Article not found

Developer returns with scaled‑back multifamily plan on Tri‑State Parkway; board generally receptive

Board recommends approval of electronic message monument sign for First American Bank

Gurnee board approves Burger King glazing variance for new prototype building