Village takes closer look at processes for developing Gregg's Landing retail
As part of a planned update of its zoning and development review processes, Vernon Hills will take another look at design guidelines prepared by an outside consulting firm for the commercial land on the west side of Milwaukee Avenue, north of Hawthorn Center.
Wal-Mart and AutoNation's interest in land north of Gregg's Parkway -- and the subsequent outcry from nearby residents of Gregg's Landing -- may have spurred the village decision.
The Village Board on July 24 directed staff to revisit the series of design concepts and guidelines prepared for the 73-acre commercial site on Milwaukee Avenue, north and south of Gregg's Parkway, a regional planned unit development known as the Shoppes at Gregg's Landing.
"This is not directed specifically at Wal-Mart and AutoNation, but it is something we need to do on a regular basis," said John Kalmar, assistant village manager, on Monday.
"Periodically, the village should review (these) ordinances to insure that they are consistent with our current practices of development review and with the processes of development review in other communities," Kalmar said. "This allows us to step back and assess any comments or concerns we have received about our process."
The Board also decided to hire a special legal counsel to represent the village after village attorney Bernie Citron indicated a conflict of interest. His firm had performed prior work for the developer, the Bradford Real Estate Group of Chicago.
"Once that person is on board, we will discuss the timeframe aspect of the review. We'll need to schedule meetings and workshops and put together a list of topics," Kalmar said.
Trustees were receptive to the idea. "I'd like to get this review done in a timely manner," said Trustee Thom Koch Jr.
Kalmar noted surrounding communities have different review processes and procedures. "Many have separate boards or commissioners who review a specific portion and then make a recommendation as to the appropriateness of that portion of the development," he said.
In some towns, the architectural, landscaping, lighting and signage portions may go before an architectural review board, with land use, site and engineering-related plans reviewed by a plan commission.
Kalmar suggested Vernon Hills may head in that direction by establishing additional special uses and/or additional review standards for buildings that exceed a certain size, architecture and site improvements, and how they relate to existing and proposed buildings.
This would include traffic impact on existing roads and an intersection within the immediate vicinity of the development, additional standards for parking fields of a certain size, and those relating to the proximity of the development to any nearby residential uses.
Kalmar said additional reviews may be based on a series of trip points, or limits. "For example, if you exceed certain limits, you may need a special use permit."
He said the processes may require big-box users to apply for a special use permit, a required step for unusual uses.
Two years ago, Rolf C. Campbell Associates, a Lake Bluff-based planning and design consulting firm, was hired to develop concept plan alternatives and focus on design guidelines for the commercial properties using input from village officials, local residents and those with interests for the site.
The study included input from a series of workshops and presentations with the Board, Village Plan Commission, area residents and others as part of a regional planned unit development for Gregg's Landing
Guideline objectives included the promotion of retail development to enhance and strengthen the character of the village as a whole -- and Gregg's Landing in particular. Objectives include enhancing the village tax base by providing a larger, more varied shopping opportunity and the promotion of safety within the site by encouraging a pedestrian-friendly environment.
No formal action was taken to adopt the Campbell report, although village staff noted the phase one development on the south parcel that includes the 170,000-square foot Lowe's home improvement and garden center, Staples and other retailers, required several revisions before final approval.
The process led to several meetings between Bradford and Gregg's Landing residents in an effort to create a plan that provided exterior design changes, as well as acceptable landscaped buffers between the commercial stores and adjacent residential areas.
Kalmar said the end result had been done in a manner consistent with guidelines included in the Campbell study.