Planning and Zoning Commission

Meeting Agenda CITY OF GENEVA PLAN COMMISSION JUNE 26, 2014 MEETING #1145 1. Call to Order Location City Hall 2. Roll Call Council Chambers 3. Approval of Minutes: June 12, 2014 109 James Street Geneva, IL 60134 4. Concept Review A. Amendment to the Downtown Station-Area Master Plan Time (Opportunity Site 3), Zoning Map Amendment from the I2 General Industrial District and B2 Business District to the 7:00 p.m. R7 Multiple-Family Residential District, Preliminary & Final Planned Unit Development – Request for conceptual review Commissioners of a proposed redevelopment of the property commonly referred to as the Cetron property. The concept includes: 1) Dave Rogers, Chairman demolition of the existing structures located at 7 Richards John Mead Street, 17/19 Richards Street, and 715 Hamilton Street; 2) Fred Case construction of a 5-story mixed-use building including 200 Mike Dziadus apartments (140 one-bedroom units, 60 two-bedroom units), Joel Erickson 6,000 square feet of clubhouse/leasing space, and 6,500 square feet of retail/restaurant space; 3) a 300 space parking garage, Mim Evans internalized or “wrapped” by the 5-story mixed-use building; 4) Cindy Leidig extension of 7th Street north of W. State Street to Peyton Scott Stocking Street, including the creation of 38 on-street angled parking Ron Stevenson spaces; and 5) construction of 7 townhome units at the southeast corner of Peyton Street and the 7th Street extension. Staff Liaison Location: Northeast corner of the intersection of Richards Street and W. State Street David DeGroot City Planner (7 Richards Street, 17/19 Richards Street, and 715 Hamilton Street) Phone: (630) 232-0814 Email: ddegroot@geneva.il.us Applicant: Darren Sloniger of behalf of Marquette Companies 5. Public Comment 6. Other Business 7. Adjournment This Plan Commission meeting is being audio tape recorded, transcribed by a court reporter and/or summary minutes are being taken by a recording secretary. The City of Geneva complies with the requirements of the Americans with Disabilities Act of 1990. Individuals with disabilities who plan to attend this meeting who require accommodations in order to allow them to observe and/or participate in this meeting are requested to contact the Planning Division at 630-232-0818 at least 48 hours in advance of the meeting to allow the City of Geneva to make reasonable accommodations for those persons.  PLAN COMMISSION MINUTES City of Geneva 109 James Street - City Council Chambers Meeting #1144 – June 12, 2014 Chairman Rogers called the Plan Commission meeting to order at 7:06 p.m. Roll call followed: Present: Commissioners Case, Dziadus, Erickson, Evans, Mead, Stevenson, Stocking Chairman Rogers Absent: Commissioner Leidig Others Present: Community Development Dir. Dick Untch and Planner Dave DeGroot; Recording Secretary Celeste Weilandt; Chicago-area Realtime Court Rptr. Joanne Ely Public Present: Steve Okpisz, for Faith Lutheran Church; Pulte Home representatives Attorney John Philipchuck, Mark Mastrorocco; Craig Sempowski (phonetic), director of construction and land planner Chuck Hanlon; Resurrection Cemetery representatives Attorney Richard Williams, Ken Giambalvo, Field Superintendent & Manager, Jon Green with Engineering Resource Associates; Rich Luce, with Tribute Design; Chris Lannert, 215 Fulton Street; Residents Patricia Winter, 227 Anderson Blvd.; Nancy and Mark Harrison, 372 Larsdotter Lane; Scott Sopl (37W446 Fabyan Pkwy.); Dennis Wendt, 2780 Miller Road; Keith Burchard, 2784 Miller Road; Arnold Bruns, 2817 Miller Road ________________________________________________________________________________ Approval of the May 8, 2014 Meeting Minutes Minutes of the May 8, 2014 meeting were approved on motion by Commissioner Mead, seconded by Commissioner Evans. Motion carried by voice vote of 8-0. Public Hearing Zoning Ordinance Text Amendment – Request for an amendment to Section 11-12-6D of the Zoning Ordinance to increase the allowable frequency of message change on electronic message board signs from twice per day to once every five minutes. Applicant: Steve Okpisz, on behalf of Faith Lutheran Church. Chairman Rogers read the protocol for the public hearing and swore in those individuals that would be speaking on the above petition. [See Transcript from Chicago-Area Real Time Reporters] Commissioner Mead made a motion to continue the hearing to a date certain, that date being August 14, 2014. Seconded by Commissioner Evans. Motion carried unanimously by voice vote of 8-0. Aye: Case, Erickson, Evans, Mead, Dziadus, Stevenson, Stocking, Rogers Nay: None MOTION CARRIED. VOTE: 8-0 Amendments to the Fisher Farms Planned Unit Development, a Comprehensive Plan Amendment from “Commercial: Retail, Service, Office” to “Single-family Residential”, a Geneva Plan Commission -2- June 12, 2014 Zoning Map Amendment from the B4 Business District to the R4 High Density Single-Family Residential District, and Final Planned Unit Development Plan and Plat of Subdivision Approval - Related to the proposed development of the vacant +/- 15-acre commercial property west of the Shoppes of Geneva Commons, as a 48-lot single-family residential subdivision. Applicant: Mark Mastrorocco, Pulte Group. [See Transcript from Chicago-Area Real Time Reporters] Commissioner Mead moved to close the public hearing, seconded by Commissioner Stocking. Motion carried by voice vote of 8-0. Commissioner Mead moved to waive the bifurcated process and vote on the petition, Seconded by Commissioner Evans. Motion carried by voice vote of 8-0. Commissioner Mead moved to approve the proposed development of the vacant +/- 15 acre commercial property west of the Shoppes of Geneva Commons, as a 48-lot single-family residential subdivision. The proposal requires amendments to the Fisher Farms Planned Unit Development, an amendment to the Comprehensive Plan, rezoning of the property to an R4 High Density Single-Family District, and Final Planned Unit Development Plan and Plat of Subdivision approval, all subject to the Findings of Fact for both the zoning and the comprehensive plan, contained in the staff report, and subject to inclusion of an eastbound right turn deceleration lane at the subject entrance on Bricher Road, and subject to the staff and the applicant working to agree on varying setbacks for the homes. Commissioner Evans seconded the motion. Roll call: Aye: Case, Dziadus, Erickson, Evans, Mead, Stevenson, Stocking, Rogers Nay: None MOTION PASSED. VOTE: 8-0 Zoning Map Amendment & Special Use - Upon annexation of the +/- 24-acre Resurrection Cemetery property into the corporate limits of the City of Geneva, a request for the RR Rural Residential District zoning and a request for a Special Use in the RR Rural Residential District to allow the continued use and expansion of Resurrection Cemetery. Applicant: Catholic Cemeteries, Diocese of Rockford. [See Transcript from Chicago-Area Real Time Reporters] Commissioner Mead moved to close the public hearing, seconded by Commissioner Evans. Motion carried unanimously by voice vote of 8-0. Commissioner Mead moved to waive the bifurcated process and vote on the matter. Seconded by Commissioner Evans. Motion carried unanimously by voice vote of 8-0. Commissioner Mead moved to approve the annexation of the property within the corporate city limits of Geneva, the request for the RR Rural Residential District zoning and the request for a special use in the RR Rural Residential District to allow for the continued use and expansion of the Resurrection Cemetery, subject to satisfactory resolution to a final bike path plan and subject to the Findings of Fact in staff’s report. Commissioner Evans seconded the motion. Roll call: Aye: Case, Dziadus, Erickson, Evans, Mead, Stevenson, Stocking, Rogers Nay: None MOTION PASSED. VOTE: 8-0 Geneva Plan Commission -3- June 12, 2014 Public Comment - None Other Business Planner DeGroot asked for input on the June 5th training workshop wherein commissioners commented that it was good to revisit some of the points. Dir. Untch suggested that at the next training meeting to provide some good case studies to walk through. Continuing, staff updates included that the previous spa proposal was approved by City Council. Upcoming items include a 200 unit, five-story apartment building (concept review) with an anticipated large public turnout. Dir. Untch cautioned that the meeting was a concept review and not a public hearing but that there could be some opportunity for the public to comment but staff had to be careful on how to manage the meeting. He filled in the commissioners on some of the history behind the proposal. Mr. DeGroot closed by stating the updated monthly report would be emailed to the commissioners, Adjournment Meeting was adjourned at 10:36 p.m. on motion by Commissioner Evans. Motion carried unanimously by voice vote. Community Development Department Report CITY OF GENEVA PLAN COMMISSION AGENDA ITEM 4A CONCEPT REVIEW JUNE 26, 2014 MARQUETTE COMPANIES CETRON REDEVELOPMENT Developer Darren Sloniger on behalf of Marquette Companies Location Northeast corner of the intersection of Richards Street and W. State Street (7 Richards Street, 17/19 Richards Street, 715 Hamilton Street) Request Conceptual review of a proposal by Marquette Companies to redevelop the property commonly referred to as the Cetron Property. The proposal would require an amendment to the Downtown Station‐Area Master Plan, a Figure 1. Location Map. Prepared by Geneva Planning Division, June 2014. Zoning Map Amendment, and Preliminary & Final Planned BACKGROUND/PROPOSAL Unit Development approval. As shown in Figure 1, the subject property is located at the northeast Recommendation corner of Richards Street and W. State Street (including 7 Richards Staff has no recommendation St, 17/19 Richards Street, and 715 Hamilton Street). The property, at this time. This conceptual commonly referred to as the Cetron property, is currently improved review provides the Plan with a vacant four‐story industrial building, a vacant two‐story Commission and the public duplex, and a vacant two‐story commercial/office building. The with an opportunity to ask southern portion of the property (7 Richards Street) is zoned B2 questions, provide informal Business District and the remainder of the property is zoned I2 review comments, and convey General Industrial District. The property is designated for any concerns they may have. “Public/Semi‐Public” use in the City’s adopted Downtown Station‐ Area Master Plan. The “Public/Semi‐Public” designation was assigned to the property because it was anticipated to be purchased by the Geneva Public Library for development of a new library. The  Marquette Companies Concept Review Page 2 of 4 Agenda Item 5A Geneva Public Library did not purchase the property and no longer intends to construct a new library at that location. Please see table 1 and Figures 2 and 3 for surrounding property information including existing zoning, existing land uses, and future land use designations. Marquette Companies, contract purchaser of the property, is requesting conceptual review of a proposal to redevelop the property. As shown on the attached conceptual site plan and architectural elevations, the concept includes the following: 1) Demolition of the existing structures located at 7 Richards Street, 17/19 Richards Street, and 715 Hamilton Street. 2) Construction of a 5‐story mixed‐use building including 200 apartments (140 one‐bedroom units, 60 two‐bedroom units), 6,000 square feet of clubhouse/leasing space, and 6,500 square feet of retail/restaurant space. 3) A 300 space parking garage, internalized or “wrapped” by the 5‐story mixed‐use building. Access to the parking garage would be provided from a one‐way (eastbound) alley on the north side of the building. 4) Extension of 7th Street north of W. State Street to Peyton Street, including the creation of 38 on‐ street angled parking spaces. 5) Construction of 7 townhome units at the southeast corner of Peyton Street and the 7th Street extension. The property located at the southeast corner of Peyton Street and the 7th Street extension is located in the Historic District so review and approval by the Historic Preservation Commission would be required for the proposed 7 townhome units. Please see the attached plat of survey, conceptual site plan, architectural elevations, character image, and preliminary traffic impact analysis for more information. REQUESTS At this time the developer is requesting conceptual review. The Plan Commission will not formulate a recommendation on the proposed development at this time. The concept review provides the Plan Commission and the public with an opportunity to ask questions, provide informal review comments, and convey any concerns they may have. A public hearing would be required before the Plan Commission in the future if the developer decides to submit a formal application for the contemplated redevelopment of the property. Notice of a public hearing would be mailed to all property owners within 250 feet of the property and would be published in a local newspaper no less than 15 days prior to the public hearing. At a public hearing all interested parties would be invited to present testimony for or against the petition and cross‐examine witnesses presenting testimony for or against the petition. A formal application to redevelop the property as contemplated would require the following: 1) An amendment to the City’s adopted Downtown Station‐Area Master Plan to change the future land use designation of the property from “Public/Semi‐Public” to “Multi‐Family Residential” and to change the illustrative development concept for Opportunity Site 3. 2) A Zoning Map Amendment to rezone the property from the I2 General Industrial District and B2 Business District to the R7 Multiple‐Family Residential District. 3) Preliminary and Final Planned Unit Development Plan Approval  Marquette Companies Concept Review Page 3 of 4 Agenda Item 5A Table 1. Surrounding Property Information. Prepared by Geneva Planning Division, June 2014. LOCATION ZONING DISTRICT LAND USE COMPREHENSIVE PLAN Subject Property I2 General Industrial District Vacant residential, Public/Semi‐Public B2 Business District commercial, and industrial buildings North I2 General Industrial District Vacant office building Industrial South B2 Business District Commercial shopping center Downtown Commercial/Mixed‐Use East B2 Business District Commercial shopping center Downtown R6 Medium Density Two‐ and Single‐family residences Commercial/Mixed Use Three‐Family Residential Single‐Family Residential District West B2 Business District Commercial/office buildings General Commercial R6 Medium Density Two‐ and Single‐family residences Single‐Family Residential Three‐Family Residential District RECOMMENDATION Staff has no recommendation at this time. The Plan Commission will not expected to formulate a recommendation on the proposed redevelopment at this time. This conceptual review provides the Plan Commission and the public with an opportunity to ask questions, provide informal review comments, and convey any concerns they may have. ATTACHMENTS Plat of Survey Conceptual Site Plan Architectural Elevations Character Image Preliminary Traffic Analysis Opportunity Site 3 – Downtown Station‐Area Master Plan  Marquette Companies Concept Review Page 4 of 4 Agenda Item 5A Figure 2. Zoning Map of the Subject Property and Surrounding Area. Prepared by Geneva Planning Division, June 2014. Figure 3. Future Land Use Designation of the Subject Property and Surrounding Area, based on the 2013 Downtown Station‐ Area Master Plan. Prepared by Geneva Planning Division, June 2014. TRAFFIC IMPACT GROUP, LLC TO: Brian Schiber, City of Geneva; Dick Untch, City of Geneva CC: Darren Sloniger, Marquette Companies FROM: Scott Israelson, Midwest Traffic Consulting, LLC DATE: 20 June 2014 TIG project: 14-5234-1 RE: Preliminary Traffic Impact Analysis Mixed-Use Redevelopment – State Street & Richards Street Geneva, Illinois Introduction This memorandum serves as a preliminary traffic impact analysis of a proposed mixed-use redevelopment in Geneva, Illinois. The site is located on the northeast corner of State Street (Illinois Route 38) & Richards Street, south of Peyton Street. The development as proposed would consist of apartment units and a restaurant. The City of Geneva has requested a reduced traffic study in advance of their June Planning and Zoning Commission Meeting. It is expected that a formal traffic impact analysis will be needed after that meeting. The site currently houses a vacant factory building, a vacant office building, a vacant house, and a paved parking lot. The redeveloped property as proposed would have 200 apartment units, and one 7,000-square foot restaurant. A 368-space parking garage is proposed to have access to Richards Street via a driveway that will align with Hamilton Street. A non- contiguous parcel will house a 43-space surface parking lot that will have access to 7th Street, which intersects Peyton Street. North of State Street, 7th Street is currently unpaved and does not intersect State Street. This project provides an opportunity to improve 7th Street, and extend the roadway to create the northern leg of the intersection with State Street. This would require further engineering study to determine if the roadway extension is feasible, but extending the roadway south would route development traffic away from the residential neighborhood. Figure 1 shows a map of the area around the proposed development. Figure 2 is a graphic displaying the roadways in the study area, and the current average daily traffic (ADT) volumes. Mixed-Use Redevelopment – Geneva – Marquette Companies 1  t 6t h S Hamilto n St t 7t h S Project Location Geneva Kane County Vicinity Map Project No: 14-5234-1 TRAFFIC Figure 1 Date: 17 June 2014 IMPACT GROUP, LLC Mixed-use Development - Geneva - Marquette Companies  LEGEND Anderson Blvd Rcihards St Average S 6th St Daily NOT TO SCALE X,XXX Traffic (ADT) 6,468 Peyton St 1,282 1,575 Peyton St 1,769 Hamilton St 207 Hamilton St 6,619 571 State St 23,100 State St 3,400 S 7th St S 6th St Existing Daily Traffic Volumes Project No: 14-5234-1 TRAFFIC Figure 2 Date: 17 June 2014 IMPACT GROUP, LLC Mixed-Use Development - Geneva - Marquette Companies 
          
  Development Generated Traffic A trip generation estimate has been prepared in accordance with the Institute of Transportation Engineers (ITE) Trip Generation Manual, 9th Edition. Table 1 summarizes the estimated trips generated by the development. Table 1 - Trip Generation AM Peak PM Peak Average Weekday Driveway Volumes Hour Hour ITE Daily Land Use Size Enter Exit Enter Exit Code Trips Apartment 220 200 Dwelling Units 1336 20 82 83 45 Quality Restaurant 931 7 Th.Sq.Ft. GFA 630 32 7 35 17 Total New Peak Hour Trips to Adjacent Network 1966 52 89 118 62 The redevelopment is expected to generate 1,966 trips daily, with a projected 141 trips in the AM peak hour, and 180 trips in the PM peak hour. Since this is a mixed-use development, it is expected that there will be some internal capture trips, or “shared” trips between the two different land use types. The amount of internal capture trip reduction should be included in further detailed analysis. Both Peyton Street and 7th Street have been identified as planned bicycle routes. Transit options include PACE Route 801 along State Street, and the Metra Union Pacific West commuter rail station less than one mile from the site. All of these alternative transportation options are expected to reduce the overall vehicular traffic impacts from the development, and those should be included in further analysis. Trips generated by this redevelopment were assigned to the surrounding roadways based on discussion with City of Geneva Engineering staff. Two options are included in this preliminary analysis: one without an extension of 7th Street (current conditions), and one with an extended 7th Street. Figures 3A and 3B are graphics showing the expected daily traffic volumes after development, the former without a 7th Street extension (current conditions), and the latter with a 7th Street connection to State Street. Mixed-Use Redevelopment – Geneva – Marquette Companies 4  LEGEND Anderson Blvd Rcihards St Average S 6th St Daily NOT TO SCALE X,XXX Traffic (ADT) 6,864 Peyton St 1,716 1,683 Peyton St 1,877 Hamilton St 385 Hamilton St 6,837 1,823 State St 23,500 24,100 State St 3,600 S 7th St S 6th St Daily Traffic Volumes after development - without 7th Street extension Project No: 14-5234-1 TRAFFIC Figure 3A Date: 17 June 2014 IMPACT GROUP, LLC Mixed-Use Development - Geneva - Marquette Companies  LEGEND Anderson Blvd Rcihards St Average S 6th St Daily NOT TO SCALE X,XXX Traffic (ADT) 6,864 Peyton St 1,678 1,575 Peyton St 1,769 Hamilton St 385 Hamilton St 6,797 1,813 State St 23,500 24,100 State St 3,600 S 7th St S 6th St Daily Traffic Volumes after development - with 7th Street extension Project No: 14-5234-1 TRAFFIC Figure 3B Date: 19 June 2014 IMPACT GROUP, LLC Mixed-Use Development - Geneva - Marquette Companies 
          
  Volumes and Impacts Table 3A summarizes how daily volumes are affected by the development without 7th Street extension, and Table 3B shows the affects with 7th Street extension. Table 3A - Full Build Volumes - without 7th St extension New Current Future Roadway Segment Development ADT ADT Trips Anderson Boulevard - north of Peyton St 6,468 396 6,864 Anderson Boulevard - north of State St 6,619 218 6,837 Peyton Street - west of Richards St 1,282 434 1,716 Peyton Street - west of 6th St 1,575 108 1,683 Hamilton Street - west of Richards Street 207 178 385 Richards Street - north of State St 571 1,252 1,823 6th Street - south of Peyton St 1,769 108 1,877 State Street (IL 38) - west of Anderson Blvd 396 23,496 23,100 State Street (IL 38) - east of 6th Street 984 24,084 7th Street - south of State St 3,400 198 3,598 Table 3B - Full Build Volumes - with 7th St extension New Current Future Roadway Segment Development ADT ADT Trips Anderson Boulevard - north of Peyton St 6,468 396 6,864 Anderson Boulevard - north of State St 6,619 178 6,797 Peyton Street - west of Richards St 1,282 396 1,678 Peyton Street - west of 6th St 1,575 0 1,575 Hamilton Street - west of Richards Street 207 178 385 Richards Street - north of State St 571 1,242 1,813 6th Street - south of Peyton St 1,769 0 1,769 State Street (IL 38) - west of Anderson Blvd 396 23,496 23,100 State Street (IL 38) - east of 6th Street 984 24,084 7th Street - south of State St 3,400 198 3,598 Anderson Boulevard Anderson Boulevard is a collector with a posted speed limit of 30 mph. Current traffic volumes are greater than 6,000 vehicles per day. This development would add almost 400 vehicles a day north of Peyton Street, and would add between 178 to 218 trips per day near State Street. The roadway has capacity to accommodate these additional trips. Mixed-Use Redevelopment – Geneva – Marquette Companies 7 
          
  Peyton Street Peyton Street is a local street that sees between 1,280 and 1,580 vehicles per day. The development would add between 396 to 434 trips per day near Anderson Boulevard. In terms of roadway capacity, these additional volumes are considered low and will have no impact to the roadway. Near 6th Street, the development would add 108 trips per day if 7th Street is not extended. This is a relatively low increase and would be unnoticeable. If 7th Street is extended to connect to State Street, then Peyton Street near 6th Street would have zero impacts from development. Hamilton Street Hamilton Street is a local street with low volumes, currently 207 vehicles per day. This development would add approximately 178 trips per day. Although the daily volumes will nearly double, the street would still see fewer than 400 vehicles per day after development. Richards Street Richards Street is a local street that currently sees 571 vehicles per day. This roadway would be most impacted by the development, and would see an increase of 1,282 daily trips near State Street. Although this roadway sees the greatest impact, it should be noted that the daily volume after development will be 1,813 vehicles per day. This is similar to the volumes currently seen on 6th Street, so the roadway would function acceptably with the increase in development trips. 6th Street 6th Street is a local street that currently sees 1,769 vehicles per day. Without a 7th Street extension, the development would add 108 new trips per day. This is a low number and the roadway would not be affected. State Street (IL 38) State Street is a major arterial that sees approximately 23,100 vehicles per day. West of Anderson Boulevard, the development would add 396 trips per day, and east of 6th Street the development would add 984 trips per day. As a four-lane roadway, State Street has ample capacity to accommodate development trips. Mixed-Use Redevelopment – Geneva – Marquette Companies 8 
          
  7th Street 7th Street is a collector south of State Street and sees approximately 3,400 vehicles per day. This development would add 198 trips, which would be a minor increase. Conclusion All of the surrounding roadways have ample capacity to accommodate the estimated trips generated by this development. The local streets in the residential neighborhood currently see low volumes, and most would see very minor increases in those volumes. Richards Street would see the greatest impact from the development, but the affects would not be adverse, as the resulting daily volumes will resemble those currently seen on 6th Street. Based on this preliminary analysis, the development is not expected to have an adverse impact on the surrounding roadways. Please contact me with any questions at scott@traffic-impact.com, or by phone at 612.875.2417 Mixed-Use Redevelopment – Geneva – Marquette Companies 9