Planning board backs rezoning and setback variance for Seasons at Gurnee apartment proposal

The Village of Gurnee Planning and Zoning Board voted Wednesday to forward favorable recommendations to the Village Board to rezone about 16.49 acres at 0 Tri-State Parkway from O-2 office campus to R-6 multifamily and to approve a variance reducing the required front-yard setback from 30 feet to 20 feet to permit the Seasons at Gurnee residential development. Both motions passed on roll-call votes with all members present voting yes.

Tony DeRosa, representing Fiduciary Real Estate Development Inc., presented the project and said the 16.49-acre site contains existing wetlands and a stormwater pond; he described a buildable area of roughly 7 acres, or about 45% of the parcel, and said the design avoids wetland and wetland-buffer impacts. DeRosa said the developer removed all three-bedroom units from the plan to limit potential school impacts and described a clubhouse, walking paths, garages and private entrances designed to provide a lower-scale suburban apartment product.

DeRosa said, "we've been around for 40 years" and described the site as "roughly 7 acres plus or minus" of buildable area; he told the board the design integrates wetlands and existing stormwater facilities as amenities. He argued the property, currently designated for office use, is not well suited to new office development because of weakened office demand and site constraints, and that multifamily development better meets proximity-to-employment and transit criteria.

Village planning staff cited a consultant memo from Camaras that concluded the site "provides an opportunity for residential development, in particular, higher density development," and that multifamily use would support housing diversity goals in the comprehensive plan while recommending sensitivity to buffering, landscaping and integrating stormwater and wetlands. The applicant said the proposed development meets most bulk standards for R-6, except the Tri-State Parkway front-yard setback where the petitioner requests relief for a portion of the frontage; the applicant said about half of the Tri-State frontage would not meet the full 30-foot setback without the variation.

Board members moved and seconded two separate recommendations: one to rezone the parcel to R-6 multifamily and a second to approve the 10-foot reduction in the front-yard setback. Roll-call votes recorded Campbell (aye), Goindtau (aye), Martin (aye), Ware (aye) and Zula (aye) for the rezoning motion; a subsequent roll call recorded aye votes for the variance as well. The board asked staff and legal to ensure required standards for rezoning and variation were documented in the record because prior informal reviews cannot be incorporated by reference; staff confirmed the application materials state the standards and that the record before the Village Board will include the current hearing.

Both recommendations will go to the Village Board for final action. Staff told the applicant they will be kept informed about the Village Board schedule.