Planning and Zoning Commission

PLAN COMMISSION MINUTES City of Geneva 109 James Street - City Council Chambers Meeting #1131 – June 13, 2013 Chairman Rogers called the Plan Commission meeting to order at 7:00 p.m. Roll call followed: Present: Commissioners Case, Erickson, Evans, Mead, Stocking, Chairman Rogers Absent: Commissioners Leidig, Stevenson Others Present: Community Development Planner Dave DeGroot; and Recording Secretary Celeste Weilandt Public Present: Mr. Rolf Jace Murray, Murray Commercial, 700 E. Main Street, St. Charles, IL and Mr. Ralph Anderson _________________________________________________________________________________ Approval of the May 23, 2013 Meeting Minutes Minutes of the May 23, 2013 meeting were approved on motion by Commissioner Erickson, seconded by Commissioner Mead. Motion carried by voice vote of 6-0. Concept Review: PUD Amendments & Final PUD/Site Plan Review - Amendments to the Parking Requirements and Setback Requirements set forth in the Randall Center Planned Unit Development related to the Proposed Redevelopment of the Former La Petite Academy Child Care Center as Physician Offices. Location: 2423 Fargo Boulevard; Applicant: Rolf Jace Murray. Planner DeGroot reported he was working with Ralph Anderson and Mr. Jace Murray (petitioners) discussing ideas on how to use the La Petite site, with the largest challenge being the accommodation of parking for any reuse because the former daycare center had a limited parking demand. Before the petitioner move forward, DeGroot stated the petitioner wanted to get input from the Plan Commission. Mr. Jace Murray, Murray Commercial, 700 E. Main Street, St. Charles, IL, on behalf of the contractor-purchaser, discussed he and his client were basically in their due diligence stage but he wanted to share his concept plans with the commissions in order to receive input. He reiterated the parking lot was an issue, the site was in disarray, and the property was bank-owned. Preferably, he was looking to create a multi-tenant building. Mr. Murray indicated that he had preliminary discussions with the Fox Valley Physicians (to the west) about cross-access easements in order for both properties to benefit. Mentioned was that fact that there had been consideration for more parking and detention on-site, because city staff had indicated to him that the existing detention area to the south could not handle the capacity. Mr. DeGroot then reviewed the history of the Randall Center PUD established in 1989 under the previous City ordinance, explaining that 24 spaces currently existed and, under the PUD regulation, the petitioner would have to provide a total of 75 spaces for the 7500 sq. foot building, which staff believed was not consistent with the City’s current parking requirements for Office uses (6 spaces per 1,000 sq. feet), placing the total parking requirement at 45 spaces. The proposed site plan had 47 parking spaces on-site for the La Petite site and provided an additional 12 spaces along the west property line, which would be used for the Fox Valley Physicians building. Geneva Plan Commission -2- June 13, 2013 Mr. DeGroot explained that to move the request forward, the plan would have to amend the parking ratio and PUD, amend the site plan, and reduce the side yard setbacks for parking. Per Chairman Rogers’ question, DeGroot confirmed the Fox Valley Family Physicians parking spaces would encroach on the petitioner’s property at the western edge of this site. Additionally, Mr. Murray explained that the purpose of the shared parking on the property line was because both, Fox Valley Physicians and his client, would need additional parking for both buildings. However, Commissioner Evans believed the extra 12 spaces may not be needed, wherein Mr. Murray indicated that the physicians indicated the need for the extra spaces. Evans, again, questioned whether the 45 spaces were adequate and, if so, should they be for an extra buffer or could green space be added. After discussing the parking ratio for the physicians site, it was stated that while there was crowded parking at the Fox Valley Physicians site, there was additional parking spaces available on their site but only if the physicians could not obtain the extra 12 spaces being discussed. Mentioned, also, was the fact that doctors or specialists could locate in the La Petite site which could provide different parking requirements from a general family practice. If there was concern about a large parking field and adding some green space to break it up, Commissioner Mead stated part of the agreement could be to offset some of the costs of installing parking in the southwest corner of the Fox Valley Physicians building. Brief dialog followed regarding the landscaping at the front of the proposed building and whether the petitioner could consider installing pervious material for the parking lot, to which Mr. Murray stated he was open to the suggestion. However, staff said it was a question of whether the storm water could be managed with such material and that it may not be cost effective. Commissioner Mead then raised dialog about the challenges of the ingress/egress at the 7-11 store coming off of Randall Road. He suggested that it may be time to consider an ingress only into the 7- 11 site with an exit through the rear on Randall Court. Mr. Murray closed by stating he appreciated the input received. Public Comment - None Other Business Planner DeGroot announced that the Fox Valley Presbyterian Church proposal was approved by City Council this past week. The Penrose Brewery was on the agenda for City Council approval. At an upcoming June 27, 2013 Plan Commission meeting, Ryan Homes will present a concept review for the remaining parcels at Prairie Ridge (Bricher & Peck Roads). Chairman Rogers cautioned commissioners on this proposal regarding the small lots, citing the previous Fisher Farms PUD. Other updates followed: Duke and Lees was on hold, the Plan Commission application fees have been increased and now require a deposit, and, since the subdivision and zoning fees are codified, DeGroot reported that it will require a public hearing. Other applications followed. The LED sign for Faith Lutheran is currently being reviewed for its brightness. Questions followed regarding the old Mobile station in town. Also mentioned was the code enforcement issues occurring at Mill Race Inn. Comments followed on when former Commissioner Jay Moffat would be recognized for his services to the city -- possibly at City Council. Adjournment The meeting was adjourned at 7:40 p.m. on motion by Commissioner Evans. Motion carried unanimously by voice vote of 6-0.