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Developers seek C-2 rezoning at Route 120 corner; board raises buffer and access concerns
Summary
Belvedere Real Estate LLC presented an informal concept to rezone just over 1 acre at Auplain/Belvedere (Route 120) from single-family to C-2 community commercial for a potential convenience store or retail building; board members said the site is tight, urged more detailed plans, and flagged buffer, access and connectivity issues.
Belvedere Real Estate LLC presented an informal rezoning concept to the Village of Gurnee Planning and Zoning Board on July 16 for parcels at the northeast corner of Auplain Road and Belvedere Road (Route 120). The applicant asked whether the board would support rezoning roughly a little more than 1 acre from single-family residential to C‑2 community commercial to accommodate a convenience store, retail building or similar neighborhood commercial use.
Developers Hekmat Shamat and Raf Shamat said they were seeking rezoning to allow future commercial development and that they were still assembling parcels and concepts. "We are seeking at this time, rezoning for future development," Hekmat Shamat told the board.
Board members and staff responded that the parcel is narrow and tight for the uses proposed, noted the lack of a detailed site plan, and expressed reluctance to relax required residential buffers without seeing specific designs. Staff noted the property is currently shown as residential in the comprehensive plan. Commissioners advised the applicants to pursue a more detailed plan and to consult neighbors on connectivity and buffering; one board member suggested a PUD (planned unit development) or a use‑restricted PUD rather than a straight C‑2 zoning change to limit by‑right commercial uses.
Concerns raised during the informal review included the 30‑foot residential buffer to the rear and 25‑foot roadway buffers along Auplain Road and Route 120, constrained lot depth, potential access limitations because Route 120 has limited access controls and portions of Oak Lane are under Lake County DOT jurisdiction, and pedestrian connectivity to adjacent subdivisions. The board did not take formal action; staff and the applicants said they will return with additional materials and engineering plans for future consideration.
Next steps: applicants said they are working with an architect and will provide additional concept plans and neighborhood engagement at a future hearing.
