Planning and Zoning Commission

PLAN COMMISSION MINUTES City of Geneva 109 James Street - City Council Chambers Meeting #1132 – June 27, 2013 Vice Chairman Stocking called the Plan Commission meeting to order at 7:00 p.m. Roll call followed: Present: Commissioners Case, Evans, Leidig, Mead, Stevenson, Vice Chairman Stocking Absent: Chairman Rogers and Commissioner Erickson Others Present: Community Development Dir. Dick Untch; Planner David DeGroot; and Recording Secretary Celeste Weilandt Public Present: Messrs. John Phillips, Scott Pjesky and Mark Fields with Ryan Homes, Naperville, IL; Residents Phil Peratorri (phonetic spelling), 3707 Ridge Point Drive, Geneva, Ms. Julie Simpson, 3612 Ridge Point Drive, Geneva _________________________________________________________________________________ Concept Review: Amendments to the Fisher Farm Annexation Agreement and Planned Unit Development (PUD), an amendment to the Comprehensive Plan, a zoning Map Amendment from the R7 Multiple- family Residential District to the R4 High Density Single-Family Residential District, Preliminary and Final PUD Plans and Plats of Subdivision - Related to the proposed development of the vacant townhome lots in the Prairie Ridge Townhomes Subdivision as single-family detached houses oriented toward empty nester households. Location: Prairie Ridge Townhomes Subdivision; Applicant: Scott Pjesky and Mark Fields of Ryan Homes. Mr. John Phillips, 123 Water Street, Naperville, representing NVR and Ryan Homes discussed the meetings he had with staff regarding the proposal. He stated he did meet with the residents of Prairie Ridge. He asked that commissioners provide their input on how to blend the current housing with the housing that was being proposed. Mr. Scott Pjesky, Division Manager of Ryan Homes, 603 E. Diehl Road, Suite 123, Naperville, reviewed a PowerPoint presentation discussing the background of his company, which he stated was not a spec builder. He explained how his company has, within the past 18 to 20 months opened up six communities in the Chicagoland area, one of which was Stonegate West which was comparable to the homes being proposed for Prairie Ridge. Mr. Mark Fields, 603 E. Diehl Road, Suite 123, Naperville, reviewed the proposed site plan and discussed the surrounding land use character of the area, stating that the R-4 district appeared to be the most appropriate. Mr. Fields briefly reviewed the history of the amended PUD to allow for the development of 90 townhomes in the Prairie Subdivision, of which only 35 had been completed. Currently, the property was being held by Old Second National Bank and his company was in the process of purchasing the property. Discussed was the proposed product of ranch homes for the development. Mr. Fields stated the demand for the product was there and he believed his company could be successful in blending his product with the existing townhome use. Mr. Fields first reviewed those items that would be completed once the proposed rezoning took place -- complete the three unfinished townhomes, complete the sidewalks, curbs, gutters, and landscaping, etc. Next, Mr. Fields explained that 43 single-family homes would be proposed with the goal to be in substantial conformance with the R4 zoning district requirements but also keep some of Geneva Plan Commission -2- June 27, 2013 the consistent design principles that currently existed within the community. He reminded the commissioners that the plans would be developed along with staff. Mr. Scott Pjesky returned and encouraged the residents to visit Stonegate West, located in Aurora, which had similar floor plans, elevations, and size. Four different ranch homes, some with second floors and lower levels, would be offered and range from 1551 to 2992 sq. feet, which did not include the finished lower level. Details followed on the interior and exterior features that would be included with the homes, some of which would emulate the current community. Optional features were then reviewed. As to the current lawn sprinkler system, Mr. Pjesky stated his interest was to obtain more information on how the system was maintained and whether there was a fee simple ownership to it. Mr. Mark Fields returned to the podium and discussed that his intent was to have a functioning homeowners association (HOA) and to work with the existing home owners to create an association that worked for their needs as well as the future buyers. He understood that currently there was a self-managed group of residents taking care of the community in place of the bank. He hoped to incorporate what the current residents had done and to incorporate a new product into the community and blend the HOA management focus together. Mr. Fields confirmed that an agreement was in place with the property owners with a consensus to move forward. As stated earlier, Mr. Fields reported he first met with the current homeowners on April 8, 2013, and then met again with staff in June 2013 to continue the discussions and move forward. He hoped to receive input at this meeting to “tighten up any loose ends” so that by year-end, the company could begin selling homes. Mr. Pjesky stepped up and reiterated he wanted to work with the city and the homeowners regarding the HOA and to develop something that worked for everyone. His intent was to work within the existing association, from a maintenance-free perspective, and that the new owners would pay association dues to receive maintenance-free services consistent with what existed. Mr. Pjesky also believed that certain CCR restrictions remained, such as no fences, no swing sets, and that certain modifications had to be pre-approved by an architectural committee, etc. Commissioner comments followed, wherein Commissioner Leidig discussed the difficulties and frustrations her mother-in-law experienced with the HOA in the Fisher Farms townhomes. She asked what Mr. Pjesky’s plans were to address those types of concerns. He stated his company had much experience in developing and working with associations and felt confident the current members could handle such challenges. Other comments from Mr. Pjesky included that it was his understanding that the owners of the proposed ranches would be responsible for their exteriors versus the HOA, but that details still needed to be discussed. Mr. Pjesky shared that he had been involved with communities with multiple product types that were sub-associations to larger associations; however, he did not have a community currently in Chicago that had integrated ranch homes with an existing townhome association. Asked if there were shared services in those communities or were they more traditional (where homeowners take care of their single family homes), Mr. Pjesky explained that the CCRs related to the fencing, the architectural control, etc., were identical but the difference was that the multi-family/townhome product was being maintained by the association and the exterior on the single-family was being maintained by the homeowner. Dialog followed regarding the base prices of the new homes as compared to the townhomes, wherein Mr. Pjesky stated he expected to sell homes over the base price, explaining that upgrades could cost anywhere from $50,000 to $60,000 over the base. Further questions followed regarding the landscaping, ceiling heights of the units, lot coverage ratios and maintaining the front, rear and side yard setbacks. Per a question regarding setbacks, Mr. Fields conveyed his discussion with staff was to get as close to the allow setbacks within the R4 district, but also to preplan for some of the challenges buyers may ask for, such as decks and sun rooms. Geneva Plan Commission -3- June 27, 2013 Public Comment Mr. Phil Peratorri (phonetic spelling), 3707 Ridge Point Drive, discussed resident concerns raised at the April 30th meeting with Ryan Home included making two distinct product lines complimentary. Residents were willing to work with the city and developer if the city approved the concept. If the city as considering the change in the PUD for Prairie Ridge, Mr. Peratorri stated that it was fundamental for the integrity and property values of the community that the following become components of any Ryan home offering: 1) include comparable levels of brick on the front of all homes; 2) sidewalks/driveways are to be paver bricks; 3) include a monotony code; 4) make standard the lawn irrigation systems (front & sides), matching rear decks, and full exterior brick on optional fireplaces; 5) landscaping is to equal the current plan; 6) all models should be over 2,000 sq. feet to be consistent with the existing neighborhood and any smaller models should be placed adjacent to Peck or Bricher Roads; 7) use cedar siding; 8) the homes should have the same setbacks as current homes (25 ft.) and open space of at least 20 feet every four or five buildings, similar to the townhomes; 9) include pop-out rears; and 10) optional offerings include bay windows and sky lights. Ms. Julie Simpson, 3612 Ridge Point Drive, believed conceptually, the proposal was a good working solution for her community, She discussed the dedicated neighbors that took the initiative to maintain the homes in the neighborhood and she believed the advantages of Ryan coming in would stabilize the neighborhood. Ms. Simpson preferred to see the continued maintenance of the public improvements and the streetscape of the community. Returning to the discussion, Dir Untch asked the commissions to consider the general feel of what it saw and share their input with the Ryan development team. Overall, commissioners comments included that, as presented, the concept was a very nice product, attractive, and included basements, which was a benefit. Ryan Builders was meeting with the neighbors and completing the product was a goal and a positive for the neighbors. The due diligence of Ryan appeared to be sound, the concept was feasible, and the property was a beautiful piece of land. The challenge would be working together. Commissioners were pleased to see that Ryan would stick through the process. Following the presentation, Commissioner Case confirmed that the entire parcel would become R-4 zoning, wherein Dir. Untch explained how the rezoning would occur but cautioned that there could be a need for some deviation from the R-4 standards. Details followed. Staff also felt comfortable with the concept, as presented, but a full plan submittal was still in order. Dir. Untch also added that some items still needed to be worked through between the developer and the neighbors regarding the homeowners association since the current owners were running their own HOA. Per Dir. Untch, a new letter of credit would be issued since a number of unfinished items existed. Dir. Untch reminded the commissioners that when the proposal was formally presented to the commission, that someone on the commission ask whether there was mutual agreement so that staff and the City Council could get closure. An interesting comment was made that there was no mention of the nearby jail affecting the project. Other Business Planner DeGroot announced that Scott Stocking was the new chairman. The city will be honoring former Commissioner Moffat for his many years of service at an upcoming city council meeting with a date to be confirmed and emailed to commissioners. DeGroot reported the commission will be meeting in two weeks for the Nicolau PUD amendments to enclose a back porch and delay the razing of the toy store for another two years. Other updates to applications on file followed. Geneva Plan Commission -4- June 27, 2013 Adjournment The meeting was adjourned at 8:22 p.m. on motion by Commissioner Evans. Motion carried unanimously by voice vote of 6-0.