Planning and Zoning Commission

Meeting Agenda CITY OF GENEVA PLAN COMMISSION FEBRUARY 12, 2015 MEETING #1152 1. Call to Order Location City Hall 2. Roll Call Council Chambers 3. Approval of Minutes: January 8, 2015 109 James Street Geneva, IL 60134 4. Public Hearing: A. Keslinger Medical Campus – Special Use Request for Time Preliminary/Final Planned Unit Development Plan Approval 7:00 p.m. related to the construction of a 21,470 square foot medical building. Commissioners Location: 2700/2800 Keslinger Road Dave Rogers, Chairman Applicant: M-C Commercial Properties John Mead 5. Concept Review Fred Case Mike Dziadus A. Martin Farm Holdings, LLC – Request conceptual review of: Joel Erickson 1) A Comprehensive Plan Amendment to change the future Mim Evans land use designation of the property from Light Cindy Leidig Industrial/Office Research to Multiple-family Residential; 2) A Zoning Map Amendment to rezone the property from the Scott Stocking I-1 Light Industrial District to the R-7 Multi-Family Ron Stevenson Residential District; and 3) Preliminary and Final Planned Unit Development of a 55 unit townhome development. Staff Liaison Location: 2202 & 2080 Gary Lane Paul Evans City Planner Applicant: Martin Farm Holdings, LLC Phone: (630) 845-9654 6. Public Comment Email: pevans@geneva.il.us 7. Other Business 8. 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 Agenda Page 2 of 2 February 12, 2015 PROCEDURE FOR PUBLIC HEARINGS It is the Plan Commission’s job to conduct public hearings in order to receive testimony for and against petitions for general amendments to the zoning ordinance, zoning map amendments, zoning text amendments, special use permits and amendments to special use permits. The procedure followed for public hearings is as follows: • First, the Plan Commission secretary or the designated representative will read or describe written items, reports, and plans into the record. • Second, the petitioner will present testimony in favor of the petition and will present any supporting plans or exhibits. • Third, the Commission members will have an opportunity to question the petitioner. • Fourth, the Commission will then receive citizen testimony both for and against the petition. Questions about the proposal may be directed to the petitioner or petitioner’s witnesses and questions about the Plan Commission process itself may be directed to me. Following such testimony the petitioner and the Plan Commission may ask questions of those who testified. • Finally, the petitioner may provide a rebuttal to any testimony in opposition. When all the testimony is brought into the record the hearing will be closed and the Plan Commission will make a recommendation to the City Council in the form of a motion or motions. • In order to give testimony, you must provide your name and address on the registration sheet located at the entrance of the hearing room and sign in the space provided. By signing the registration sheet, you agree and understand that anything you say will be considered sworn testimony and affirm to tell the truth, the whole truth and nothing but the truth. • When giving testimony please approach the lectern, speak directly into the microphone so that you may be heard. Please begin by stating your name and giving your address. If you speak additional times, please state your name each time for the record. • Please be concise when presenting your testimony and if your point has already been made, it is not necessary to repeat it. Each of these points is recorded and will be considered as the Plan Commission develops findings of fact and a recommendation or recommendations. • You may provide your testimony in written form, but such written testimony must be presented to the Plan Commission secretary or the designated representative prior to the closing of this hearing. • After the process is completed and everyone wishing to present testimony has spoken, the Commission will then decide whether it has heard adequate testimony in order to make a decision. If it has, the public hearing will be closed. After a public hearing is closed the Plan Commission will refrain from receiving any additional testimony either for or against the petition. There is one exception to this rule. • City staff will submit a report based on the testimony presented at the hearing. This report will consider comments or concerns from all City Departments such as the Fire Department, Public Works Department or the Engineering Department.  PLAN COMMISSION MINUTES City of Geneva 109 James Street - City Council Chambers Meeting #1151– January 8, 2015 Chairman Rogers called the Plan Commission meeting to order at 7:02 p.m. Roll call followed: Present: Commissioners, Dziadus, Erickson, Evans, Leidig (@ 7:05 p.m.), Mead, Stevenson, Stocking, Chairman Rogers Absent: Commissioner Case Others Present: Community Development Dir. Richard Untch; Planners Dave DeGroot and Paul Evans; Recording Secretary Celeste Weilandt ________________________________________________________________________________ Approval of the December 11, 2014 Meeting Minutes (Commissioner Leidig arrives.) Motion by Commissioner Mead, seconded by Commissioner Erickson, to approve the December 11, 2014 meeting minutes. Motion carried unanimously by voice vote of 8-0. Review and Recommendation Session (Public Hearing held and closed on 12/11/2014): 4.A. Park Place – Requests for (1) an amendment to the City’s adopted Downtown Station- Area Master Plan to change the future land use designation of the property from “Single- Family Residential” to “Single-Family Residential, Attached”; (2) a Zoning Map amendment to rezone the property from the R6 Two- and Three-Family Residential District to the R7 Multi- Family Residential District; and (3) a Special Use for Preliminary/Final Planned Unit Development Plan Approval. Location: Block 2 of the Original Town of Geneva, bounded by North Street to the north, Stevens Street to the south, north 1st Street to the east, and north 2nd Street to the west. Applicant: Oak Creek Capital Partners. Chairman Rogers confirmed with Commissioner Evans that she did review the above petition; she confirmed she had. The chairman reminded the public that the hearing was closed and no further comments would be accepted at this meeting. City Planner David DeGroot read and summarized the main points/concerns from the public hearing held on December 11, 2014 regarding this petition -- mainly, the height and massing of the buildings. In response, the developer lowered the height of the building by one foot, bringing the height to 38 feet, 10 inches and also clipping the gables on the side elevations to reduce the massing. Continuing, Mr. DeGroot reported there was concern about the color of the proposed buildings. As a response, the developer has modified the color schemes of the building and has provided three color combinations for buyers to chose from. (Revised color renderings were shown on the overhead.) Commissioner Leidig shared her concerns about the roof pitch lowered and making the buildings “look worse.” However, Dir. Untch pointed out that there were a number of variation and design elements along the facades of the building that added to the buildings’ design and the roof clips and roof pitch were just a couple of design elements being modified. Another concern, as summarized by Planner DeGroot, was the Stevens Street access to the site, recalling that the property owner across the street expressed concern about vehicles exiting onto Stevens Street and having their headlights Geneva Plan Commission -2- January 8, 2015 shine into his home. The applicant, after discussing options with staff, has decided to keep the original Stevens Street access because it was determined that the owner’s home across Stevens Street sat higher than the proposed development and lights would not shine into the owner’s home. Traffic patterns were then discussed. Other concerns voiced during last month’s meeting included the development’s density, which would not be reduced by the developer. Lastly, questions about the school and park district cash contributions were mentioned but Mr. DeGroot stated that the developer was asking for credits for the remaining dwellings that would be demolished as part of the redevelopment. Mr. DeGroot reminded the commissioners that Geneva Park District voiced concerns with applying those credits and preferred to have the full cash contribution to be applied. It was pointed out by Commissioner Stocking, however, that the petitioner could, via the ordinance, petition the city to waive the cash contribution, wherein Mr. DeGroot confirmed same, stating that City Council did have the authority to grant relief to any regulation in the subdivision ordinance and that the applicant had the right to request that relief, with a two-thirds super-majority vote from City Council. Mr. DeGroot and Dir. Untch proceeded to provide details on that process. Amendment to the Downtown Station-Area Master Plan: Next, Planner DeGroot reviewed the staff analysis in detail as it related to the petitioner’s request for the rezoning from Single-Family Residential on the western half of the block to Single-Family Residential Attached, explaining the positives of such request and the city’s goal to increase density and housing diversity in the downtown area. Commissioner Stocking shared his support for staff’s Finding No. 3 as the Downtown Station-Area Master Plan promoted more density in areas near the downtown. Commissioner Stocking added that nothing had been developed on the proposed site since 1990 and if the site was not rezoned and redeveloped it would sit, or, it would have condos located on First Street and the other western side of the block would sit. Commissioners had no changes to staff’s findings. Zoning Map Amendment: Reviewing the zoning map amendment, Mr. DeGroot walked through each of the four (4) map amendment standards for the proposed amendment. No changes to the findings were voiced. Special Use for Preliminary and Final Planned Unit Development Plan Approval: Mr. DeGroot reviewed in detail the nine (9) standards for the Special Use request, asking for commissioner input, if any. Standard No. 1: No changes to the finding. Standard No. 2: Commissioners indicated that the proposal was an improvement over what was there now and the development would not diminish the nearby properties, but would enhance the surrounding properties. The development was not a piece-meal project. Standard No. 3: Mr. DeGroot reviewed the parking/traffic generation as it related to AM/PM peak hours, summarizing that the development would not generate significant trips. Staff did recommend, however, that a condition be added to not allow parking on North Street because it was a substandard width. No changes to the findings except for the aforementioned condition added by staff. Standards No. 4 through 9: No changes to the findings. Requested Zoning Relief: Mr. DeGroot reported that the developer has requested three zoning deviations: Geneva Plan Commission -3- January 8, 2015 1) a minimum street yard setback of 10 feet instead of 20 feet. Per Mr. DeGroot there was concern raised at the public hearing about the reduced setback but he pointed out the developer was requesting a minimum setback of 10 feet, taken from the property line, and pointing out the Mews (phonetic) development was set back 20 feet from the property line. For the proposed development, however, there was the 10 feet from the property line, then the public sidewalk, and then 20 feet of parkway, for a total of about 30 feet as the minimum setback from the roadway to the buildings’ facades. The buildings’ elevations also varied with some setbacks going to the porches and having the major mass of the buildings set behind the building. 2) a maximum lot coverage of 70.1 percent instead of 65 percent. Mr. DeGroot explained that this was a satisfactory request in that the parking was internal and there was enough green space provided on all four sides of the block. 3) a maximum building height of 38 feet 10 inches instead of 35 feet. Per Mr. DeGroot, the height had been reduced by one foot. No further comments/questions were voiced from the commissioners. Commissioner Mead made a motion to approve an amendment to the City’s adopted Downtown Station-Area Master Plan to change the future land use designation of the property from “Single-Family Residential” to “Single-Family Residential, Attached” (excluding P.I.N. 12- 03-276-008 and 12-03-276-009). Seconded by Commissioner Evans. Roll call: Aye: Dziadus, Erickson, Evans, Leidig, Mead, Stevenson, Stocking, Chairman Rogers Nay: None MOTION PASSED. VOTE: 8-0 Commissioner Mead made a motion to approve a Zoning Map amendment to rezone the property from the R6 Two- and Three-Family Residential District to the R7 Multi-Family Residential District, including the findings of fact on page 4 of the staff report. Seconded by Commissioner Leidig. Roll call: Aye: Dziadus, Erickson, Evans, Leidig, Mead, Stevenson, Stocking, Chairman Rogers Nay: None MOTION PASSED. VOTE: 8-0 Commissioner Mead moved to approve a Special Use for Preliminary/Final Planned Unit Development Plan Approval, including the findings of fact on page 6 of the staff report and subject to the following conditions: a. The following zoning relief from the R7 Multiple-Family District: 1) a minimum street yard setback of 10 feet instead of 20 feet; 2) a maximum lot coverage of 70.1 percent instead of 65 percent; 3) a maximum building height of 38 feet 10 inches instead of 35 feet. b. The applicant shall record the plat of vacation for property in N. 2nd Street right-of-way and pay to the City $43,500 to compensate for the land and the cost of the appraisal; c. The building materials and colors shall be as shown in the attached architectural elevations and renderings of staff’s report. Any change in the building materials or colors shall be subject to review and approval by the Director of Community Development; d. On-street parking shall be prohibited on both sides of North Street; Geneva Plan Commission -4- January 8, 2015 e. The applicant shall make a cash contribution to the School District in the amount of $20,049.27; f. The applicant shall make a cash contribution to the Park District in the amount of $88,692.70; and g. Final engineering approval prior to building permit issuance. Seconded by Commissioner Leidig. Roll call: Aye: Erickson, Evans, Leidig, Mead, Stevenson, Stocking, Chairman Rogers Nay: Dziadus MOTION PASSED. VOTE: 7-1 Commissioner Dziadus stated he felt the cash contribution should be at the full amount and not be credited. Chairman Rogers stated that City Council would have the final vote on the above matter. Public Comment – None. Other Business Mr. DeGroot referenced copies of the Homes for a Changing Region Plan were on the dais for the commissioners. The project was a result of over two years’ worth of work. Dir. Untch indicated there were plans to meet with the partner communities (North Aurora, St. Charles and Batavia) in February or March to work on a number of steps to implement. Two areas the steering committee is looking at is employer-assisted housing and preparing informational material on the data that has been developed regarding future needs of housing in the aging demographics. Dir. Untch explained how employer-assisted housing worked. Mr. DeGroot announced that this was Dir. Untch’s last official meeting with his retirement occurring on January 16, 2015. Accolades followed by commissioners and Chairman Rogers. Dir. Untch thanked the commissioners for their work and shared kind words about city staff and the Geneva community. City Planner Paul Evans reported on upcoming proposals: 2700 Keslinger medical proposal, a Gary Lane conceptual review, and the Meadowbrook Manor project. Dialog followed as to what the issues were regarding the two parties on the Meadowbrook project and the access issues with Keslinger Road. Updates also followed on the Marquette Companies project, the nearby Burgess Norton office property, and the Downtown Zoning ordinance. Dir. Untch shared some of the zoning changes expected. Asked if the commission would be revisiting the electronic sign topic, Mr. DeGroot said the matter was still on his agenda. Adjournment Meeting was adjourned at 8:08 p.m. on motion by Commissioner Evans. Motion carried unanimously by voice vote of 8-0. Community Development Department Report CITY OF GENEVA PLAN COMMISSION AGENDA ITEM 4A PRELIMINARY/FINAL PUD FEBRUARY 12, 2015 2700/2800 KESLINGER ROAD KESLINGER MEDICAL CAMPUS Applicant & Property Owner M-C Commercial Properties, Inc. Location 2700/2800 Keslinger Road Request Request for preliminary/final planned unit development plan approval to construct a 21,470 square foot medical building on an existing site containing a 10,280 square foot medical building. Recommendation Staff will provide a recommendation at the conclusion of the public hearing Staff Liaison Figure 1. Location Map. Prepared by Geneva Planning Division, February 2015. Paul Evans BACKGROUND/PROPERTY INFO City Planner M-C Commercial Properties, Inc., would like to construct a single- Phone: (630) 845-9654 story 21,470 square foot medical building on an existing site Email: pevans@geneva.il.us containing a 10,280 square foot medical building to establish the Keslinger Medical Campus Planned Unit Development. The applicant is requesting a planned unit development so they can more efficiently develop the site. A Planned Unit Development allows them to place two buildings on one lot and share access, parking, utilities, and stormwater detention. Please see the attached development plans for more detail.  Agenda Item 4A Page 2 of 8 Preliminary/Final PUD Keslinger Medical Campus Table 1. Keslinger Medical Campus Planned Unit Development (PUD) Data Table Prepared by Geneva Planning Division, February 2015 PUD Data Table Existing Proposed Total Use Medical Building Medical Building Medical Campus Building Area 10,280 square feet 21,470 square feet 31,750 square feet Parking Spaces 48 spaces 107 spaces 155 spaces REQUEST Request for preliminary/final planned unit development plan approval to construct a 21,470 square foot medical building on an existing site containing a 10,280 square foot medical building. PROPERTY INFORMATION The property is located on the south side of Keslinger Road between Fisher Drive and Delnor Drive and has an area of approximately 3.78 acres. The existing one-story 10,280 square foot building has 48 parking spaces and was constructed in 1983. The property is zoned B4 Business District and is designated as “Commercial: Retail, Service, Office” in the City’s adopted Comprehensive Plan. Please see Table 2 below and Figures 2 and 3 on the following page for surrounding property information including existing zoning, existing land uses, and future land use designations. Table 2. Surrounding Property Information. Prepared by Geneva Planning Division, February 2015. LOCATION ZONING DISTRICT LAND USE COMPREHENSIVE PLAN Subject Property B4 Business District 2700 Keslinger Medical Commercial: Retail, Service, Building/Vacant land Office North OR Office Research Delnor Community Hospital Public/Institutional Retention Pond/Proposed Meadowbrook Manor Senior Living South R7 Multiple Family Residential Vacant land/Industrial Single-family Residential; District & I1 Light Light Industrial & Open Space Industrial/Office Research East B4 Business District Commercial/Light Commercial: Retail, Service, Industrial/Office Office West B3 District Business SU Industrial – Catom Trucking Light Industrial/Office Research Unincorporated Kane County  Agenda Item 4A Page 3 of 8 Preliminary/Final PUD Keslinger Medical Campus Figure 2. Zoning Map of the Subject Property and Surrounding Area. Prepared by Geneva Planning Division, February 2015. Figure 3. Future Land Use Designation of the Subject Property and Surrounding Area, based on the 2003 Comprehensive Plan. Prepared by Geneva Planning Division, February 2015.  Agenda Item 4A Page 4 of 8 Preliminary/Final PUD Keslinger Medical Campus REVIEW COMMENTS/STAFF ANALYSIS Special Use for Preliminary and Final Planned Unit Development Plan Approval Staff has evaluated the proposed planned unit development in relation to the nine (9) special use standards the Plan Commission uses in formulating it findings of fact, as set forth in Section 11-14-4(F) of the Zoning Ordinance. Based on evidence and testimony provided at the public hearing, the Plan Commission may choose to use this analysis as the basis for its findings of fact, or formulate its own findings. 1. The proposed use at the specified location is consistent with the comprehensive plan. The properties comprising the proposed planned unit development are designated for “Commercial: Retail, Service, Office” uses in the City’s adopted Comprehensive Plan. The existing and proposed use as a medical office building is consistent with the Comprehensive Plan. 2. The proposed building or use will not diminish the value of adjacent and nearby properties. The proposed building would be constructed on undeveloped land adjacent to Delnor Hospital. The proposed use is consistent with existing uses on the property and in the surrounding area. The property currently has a medical building on it and there has not been any indication that the building has diminished the value of adjacent and/or nearby properties. In fact, the existing 2700 Keslinger building is only building along the south side of Keslinger Road in the area that has appreciated in value over the last five years. Medical office rents are generally two to three times higher than industrial rents. The proposed development and use will not diminish the value of adjacent and nearby properties. 3. The proposed use at the specified location will not substantially or unduly increase traffic, traffic congestion and on-street parking demand in the immediate vicinity of the proposed use and in the area affected by traffic generated by the proposed use. The proposed development will not unduly increase traffic, traffic congestion and on-street parking demand in the immediate vicinity. The necessary parking will be provided off street and on site. The development is proposing to share the existing curb cut and channel access on the site. Also a cross access easement connecting the west end of the parking lot to the entrance is provided for the future redevelopment of the property to the west of the subject site. Staff did not require the applicant to submit a traffic impact study because the proposed development is not expected to unduly increase traffic. Medical Offices, defined as having only 1 licensed physician, dentist, psychologist, social worker, etc... for the periodic counseling, examination or treatment of patients, are required to provide 4 parking spaces per 1,000 square feet of floor area. Medical Clinics, defined as having more than 1 licensed physician, dentist, psychologist, social worker, etc... are required to provide 6 parking spaces per 1,000 square feet of floor area. The applicant has provided a parking utilization study as part of their narrative indicating that the requirement for 6 spaces per 1000 square feet for Medical Clinics is not needed given the utilization of the existing medical building on the site and a survey of surrounding medical building parking needs. Staff conducted its own parking utilization study of  Agenda Item 4A Page 5 of 8 Preliminary/Final PUD Keslinger Medical Campus several medical buildings in which staff counted the number of parking spaces utilized. Staff found that all of the surveyed medical buildings had excess parking capacity even when using the maximum number of cars parked over five different site visits (see Table 3). The maximum amount of parking spaces utilized ranged from 5.9 parking spaces per 1,000 square feet of building at 2425 Fargo and the least utilized medical building surveyed was the existing 2700 Keslinger, which only utilized 2.3 parking spaces per 1,000 square feet of building. The blended rate of 4.9 parking spaces per 1,000 square feet of floor area proposed by the applicant would accommodate the expected maximum parking demand for medical use based on the submitted parking studies. The parking demand and amount of traffic generated by the proposed medical use is not expected to create traffic congestion or unduly increase traffic. Table 3. Parking Utilization Survey. Source: Geneva Community Development Department, January 2015 Parking Utilization Survey Dates Building Year Building Number of Parking Jan. Jan. 23 Jan. Jan. Jan 30 Max. Max Address Built Square Parking Ratio 22 10:30 28 28 10:15 Parking Parking Footage Spaces per 4 pm am 10:46 2:15 am Observed Ratio Provided 1000 sf am pm 2425 1991 11,867 91 7.6 52 69 65 55 61 69 5.8 Fargo sq. ft. 2535 2006 27,610 187 6.8 81 116 116 84 103 116 4.2 Soderquist sq. ft. Ct. 2525 1994 34,752 118 3.4 46 85 79 68 93 93 2.7 Kaneville sq. ft. Road 1129-1131 1992 6,186 49 7.9 22 15 9 20 10 22 3.6 Randall Ct. sq. ft. 2700 1983 10,289 48 4.7 20 20 21 20 24 24 2.3 Keslinger sq. ft. 4. The proposed use has been designed to provide for adequate ingress and egress to minimize potential vehicle conflicts and congestion in public streets. The proposed development would use the existing access point as a combined point of ingress and egress off of Keslinger Road. By channeling traffic through the one access point for the development, traffic will move in an efficient manner. The existing access point on Keslinger Road is located so that it does not conflict with turning movements in and out of Fisher Drive to the west or the Delnor Drive entrance to the east. In addition, a cross access easement connecting the west end of the parking lot to the entrance is provided for the future redevelopment of the property to the west of the subject site. The proposed use has been designed to provide adequate ingress and egress to minimize potential vehicle conflicts and congestion in public streets. 5. The proposed building or use will not adversely affect or change the character of the area in which it is located. The property is located on the south side of Keslinger Road which is a major arterial road servicing Randall Road and provides access to the south entrance of Delnor Hospital, a major employer and traffic generator for Geneva. The uses along the south side of Keslinger Road vary from a mix of low intensity one-story industrial uses to medical and service uses. Most of the buildings were built in  Agenda Item 4A Page 6 of 8 Preliminary/Final PUD Keslinger Medical Campus the late 1970’s to early 1990’s. The proposed redevelopment would not adversely affect or change the character of the area. 6. The proposed use at the specified location will not adversely affect the use and development of adjacent and nearby properties in accordance with the regulations of the district in which they are located. The location, size and height of proposed buildings and other structures, and the operation of the use will not adversely affect the use and development or hinder the appropriate development of adjacent and nearby properties. The proposed development would not adversely affect the use and development of adjacent and nearby properties. The proposal would create a medical campus adjacent to Delnor Hospital and the proposed Meadowbrook Manor nursing home. The development of medical office uses along Keslinger Road was envisioned when the City adopted a Comprehensive Plan in 2003 showing commercial rather than industrial uses along Keslinger Road. Therefore, the proposed use will not adversely affect the use and development of adjacent and nearby properties. 7. Adequate utility, drainage, parking and other necessary facilities to service the proposed use will be provided and that such utility, drainage, parking and other necessary facilities will not adversely affect the use, development and value of adjacent and nearby properties. The site improvement plans have been reviewed by the City’s Public Works Department and by the City’s stormwater review consultants and preliminary engineering has been approved. Final engineering approval would be required prior to building permit issuance by the City. Developing the parcels together as a planned unit development allows for a more efficient development by the sharing of access, parking and stormwater retention. The applicant has provided information that the parking spaces provided will be sufficient. The parking lot is designed to allow for the free movement of vehicles on the site. Adequate utility, drainage, parking and other necessary facilities to service the proposed use are available and the use will not affect the use, development and value of adjacent and nearby properties. 8. The proposed building, other structures and use comply with any and all regulations, conditions or requirements of the city applicable to such building, structure or use. The applicant has requested zoning deviations as part of the planned unit development, as shown in the following section of this report. The proposed planned development would otherwise be required to comply with all of the applicable regulations, conditions, and requirements of the City prior to building permit issuance by the City. 9. That the exterior architectural appeal and function of any proposed structure will not be so at variance with either the exterior architectural appeal and functional plan of the structures already constructed or in the course of construction in the immediate neighborhood or the character of the applicable district to cause a substantial depreciation in property values in the neighborhood. The proposed medical building will complement the existing medical building on the site and the character and architectural appeal of structures in the surrounding area. The architectural appeal and function of the proposed development will not be at variance with the exterior architectural  Agenda Item 4A Page 7 of 8 Preliminary/Final PUD Keslinger Medical Campus appeal and functional plan of the structures in the immediate neighborhood and will not cause a depreciation in property values in the neighborhood. Requested Zoning Relief The applicant is requesting to create a Planned Unit Development in the B4 Business Distric. Using the B4 District as the starting point, the applicant has identified the following zoning deviations needed for the medical building development: i. To reduce the minimum street yard parking setback from 20 feet to 8 feet; ii. To reduce the required parking on the site from 6 parking spaces per 1,000 square feet of building to 4.9 parking spaces per 1,000 square feet of building; iii. To allow two principle buildings on one zoning lot; iv. To reduce the required number of parkway trees to be planted to zero. The requested zoning relief for reduced parking setbacks is an existing condition. The two parking spaces that would be affected are already existing and will be removed when Keslinger is widened in the future. The requested zoning relief for a decrease in on-site parking has been demonstrated through a parking utilization study by the applicant that shows a decrease from 6 parking spaces per 1000 square feet is justified and 4.9 parking spaces per 1,000 square feet will be adequate. The Planned Unit Development zoning is required to allow two principle building on one zoning lot. Nine parkway trees are required by the Zoning Code. Because the parkway trees would be located in Kane County right of way and Kane County does not want to place parkway trees under electric lines, staff is recommending that the landscaping plan be balanced across the street yard. Outstanding Issues To Consider Should the Plan Commission recommended approval of the applicant’s request, staff would recommend the following issues be considered as conditions of the approval: 1. The applicant shall revise the Plat of Easement to show a Highway Easement of 17 feet across the north property line in favor of Kane County for the future widening of Keslinger Road. Correspondingly, the proposed watermain along Keslinger Road shall be shifted south to avoid being in the County easement. 2. In lieu of providing the required parkway trees, the applicant should provide a balanced landscape plan across the street yard with the trees and shrubs planted south of the expanded highway easement. 3. Final Engineering approval shall be required prior to building permit issuance by the City. RECOMMENDATION Staff will provide a recommendation at the conclusion of the public hearing. REVIEW/APPROVAL PROCESS: NEXT STEPS* 1. Feb 23, 2015 – Committee of the Whole review and recommendation to City Council  Agenda Item 4A Page 8 of 8 Preliminary/Final PUD Keslinger Medical Campus 2. March 2, 2015 – City Council consideration of request *This timeline is provided for informational purposes only, exact dates are subject to change. ATTACHMENTS Project Narrative Site Plan Architectural Elevations Preliminary/Final PUD Plan Landscape Plan Tree Preservation Plan Final Engineering Plans Final Plat of Planned Unit Development Plat of Easement Photometric Report Signage Plan Parking Studies  Keslinger Medical Campus The proposed Keslinger Medical Campus will be comprised of three parcels: PIN # 12-08-200-56 PIN # 12-08-200-57 PIN # 12-08-200-23 These adjacent parcels are across the street from Delnor Hospital. PIN # 12-08-200-56 is a 36,590 square foot commercially zoned parcel with a 10,000 square foot, one story building on the site. PIN # 12-08-200-57 is 50,965 square foot commercially zoned parcel with no structures on the site. PIN # 12-08-200-23 is 36,590 square foot industrial zoned parcel with no structures on the site. The City of Geneva’s Comprehensive Plan shows the collective properties as Commercial Services described as a commercial use area that provides services to residents for day-to-day active lives and needs. The Comprehensive Plan calls for the area to continue to be developed with additional commercial, service and office uses that will promote continued economic viability for the area. Our request is to combine the three existing parcels into a single PUD that allows for medical offices, medical clinics and ancillary uses. In addition to the existing 10,000 square foot one story building, we propose to construct an additional 21,470 square foot building. The two buildings and combined parcels would create the Keslinger Medical Campus. Keeping with the character of the existing building on the property, we’re proposing a one story building. The building finishes will be compatible with the existing building. Generous green space and landscaping will meet or exceed the green space setback requirements in the front, sides, and rear of the property. Developing the parcels individually would limit the ability to provide storm water retention and parking to each individual site and would require all curb cuts to remain. By creating a single parcel, we’ve created a project compatible and beneficial to the surrounding area. The proposed medical campus fits the character of the neighborhood considering the close proximity to Delnor Hospital. Proposed site improvements include extending public water main and public sanitary sewer mains along Keslinger Road and stubbing at the west property line for future extension by others. The rear of the site will provide a storm water detention pond system to provide water storage for large rain fall events. The pond also provides best management practice water quality enhancements for all site storm water runoff. An enclosed garbage area to be shared by both buildings will also be provided. The new building will share the address of 2700 Keslinger Road with the existing building but referred to as Building B. The existing freestanding monument sign will be utilized identifying the entire PUD as the Keslinger Medical Campus. Each building will have signage at the entrance identifying the tenants. The required setback for the B4 Business District is 20 feet. Two existing parking stalls are encroaching upon the setback. We are asking that these existing parking stalls be allowed to remain.  Parking The necessary parking for our development will be provided off street on the site. The parking lot is designed to have efficient circulation and will provide cross access for future development to the west. The development will utilize the one current curb cut, eliminating the second existing curb cut stub reserved for the west portion of the site, so as not to add traffic congestion on Keslinger Road. Proper illumination will be provided in the parking lot. The parking requirement for medical offices is 4 spaces per 1,000 square feet. The parking requirement for medical clinic is 6 spaces per 1,000 square feet. We expect a blended use of both medical office and medical clinic in the new building and are requesting a blended parking ratio of 5.0 per 1,000 square feet. The existing 10,000 square foot building, which is a mixed use of medical offices and medical clinic, currently supplies 47 parking spaces for a parking ratio of 4.7 per 1,000 square feet. The new combined site parking lot will provide 155 parking spaces. The additional 108 parking spaces will result in a parking ratio of 5.03 per 1,000 square feet. A parking study was done over a three-month period on the existing 10,000 square foot building. The number of cars in the lot was tallied at 10 a.m., 1 p.m., and 4 p.m during this period. The average number of cars in the lot numbered 16. The maximum number of cars at one time in the lot was 24. If the maximum parking load was considered the norm, the existing lot would require a parking ratio of 2.4 per 1,000 square feet. If the unused parking from the 10,000 square foot building were allocated to the new building, the parking provided for the new building would increase to 131 parking spaces resulting in a parking ratio of 6.10 per 1,000 square feet. Below are the results of the initial three-month parking study and a second expanded parking study. Initial Parking Study Building Building Parking Parking Average Maximum Parking Address Square Space Ratio Cars Cars Ratio at Footage Provided Maximum 2700 Keslinger 10,000 sq. ft. 47 4.7 16 24 2.4 1129-1131 Randall Ct. 6,185 sq. ft. 49 7.9 18 25 4.0 1665 South St. 3,252 sq. ft. 43 13.2 9 16 4.9 2775 Blackberry 4,047 sq. ft. 25 6.2 7 9 2.2 Additional Parking Lots Added to Study 2425 Fargo 11,867 sq. ft. 91 7.6 36 44 3.7 2535 Soderquist 27,610 sq. ft. 187 6.8 58 81 2.9 2525 Kaneville 34,752 sq. ft. 118 3.4 32 69 2.0  Nine Standards of Special Use for review and consideration. 1. The proposed use at the specified location is consistent with the comprehensive plan. The City of Geneva’s Comprehensive Plan calls for the continued expansion of commercial use in this area. The proposed plan is an allowable use, consistent with the comprehensive plan and appropriate for the surrounding area. 2. The proposed building or use will not diminish the value of adjacent and nearby properties. This area along Keslinger Road is under or undeveloped at the current time. A medical facility at this site across the street from the hospital is a beneficial improvement to the area and may very well establish a trend of increased medical facilities in this area. 3. The proposed use at the specified location will not substantially or unduly increase traffic, traffic congestion and on-street parking demand in the immediate vicinity of the proposed use and in the area affected by traffic generated by the proposed use. Collectively the site currently has two curb cuts. Developing the properties individually would require the use of both. The proposed PUD can be adequately serviced with just the one current curb cut regulating the flow in and out of the parking lot. No on-street parking is permitted on Keslinger Road adjacent to the property, and no on-street parking exists in close proximity so no demand can be made. Parking will be provided on-site. Because of the nature of medical facilities, there is constant and equal traffic at the site. 4. The proposed use has been designed to provide for adequate ingress and egress to minimize potential vehicle conflicts and congestion in public streets. The parking lot has been designed to allow for an unrestricted flow on the site. The combined properties currently have two curb cuts. The elimination of the second curb cut creates a safer and more organized ingress and egress to and from the site. 5. The proposed building or use will not adversely affect or change the character of the area in which it is located. We believe the proposed Keslinger Medical Center will be a positive addition and a benefit to the character of the area. Currently two of the three lots are undeveloped. Sites adjacent or nearby include a pizzeria, a beauty salon, a trucking company and various service uses. These sites are underdeveloped and generate “industrial area” rents. Medical buildings generate two to three times this rent amount resulting in a much higher property tax assessment for those sites. Hopefully this project would act as a catalyst for other properties that are underdeveloped to become part of a larger medical corridor. Considering the close proximity to the hospital, the building fits and enhances the character of the area and would not adversely affect or change neighboring properties. 6. The proposed use at the specified location will not adversely affect the use and development of adjacent and nearby properties in accordance with the regulations of the district in which they are located. The location, size and height of proposed buildings and other structures, and the operation of the use will not adversely affect the use and development or hinder the appropriate development of adjacent and nearby properties. The addition of another medical use building in the area, considering the close proximity of Delnor Hospital, is an appropriate use for the area and consistent with the City of Geneva’s Comprehensive Plan. The proposed building is one story in height, is compatible with the existing building on the site and does not conflict or adversely affect the neighboring properties. A proposed cross access easement is being established for future connectivity to the land to the west. Sewer and water connections are being extended to accommodate any future development to the west. The proposed improvements to the property will be a benefit to the future development of adjacent properties. 7. Adequate utility, drainage, parking and other necessary facilities to service the proposed use will be provided and that such utility, drainage, parking and other necessary facilities will not adversely affect the use, development and value of adjacent and nearby properties. All required improvements are incorporated into the proposed plan and meet all city engineering and city public works development standards for the property. The proposed PUD provides for continuation of services to the adjacent property anticipating future development. The proposed parking lot is being graded to accommodate a cross access agreement in the future as adjacent properties are redeveloped. The cross access agreement will provide for an easy and safer flow of deliveries and medical vehicles between the sites. 8. The proposed building, other structures and use comply with any and all regulations, conditions or requirements of the city applicable to such building, structure or use. The proposed project complies with all regulations, conditions and requirements of the city. All questions and comments provided by city staff have been addressed. 9. That the exterior architectural appeal and function of any proposed structure will not be so at variance with either the exterior architectural appeal and functional plan of the structures already constructed or in the course of construction in the immediate neighborhood or the character of the applicable district to cause a substantial depreciation in property values in the neighborhood. The majority of the neighboring properties are home to industrial style buildings with no particular architectural appeal or function. The most modern and architecturally pleasing structure along the south side of Keslinger Road would be the existing medical building on the proposed site. The proposed new building will complement the exterior architectural appeal of the existing building. It's smart It's free It's the law Call before ENGINEERING RESOURCE ASSOCIATES, INC. CONSULTING ENGINEERS, SCIENTISTS & SURVEYORS you dig 3002 CROSSING COURT 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA, ILLINOIS ONE-CALL SYSTEM 800.892.0123 CHAMPAIGN, ILLINOIS 61822 PHONE (217) 351-6268 WARRENVILLE, ILLINOIS 60555 PHONE (630) 393-3060 SUITE 1800 CHICAGO, ILLINOIS 60606 FAX (217) 355-1902 FAX (630) 393-2152 PHONE (312) 683-0110 ENGINEERING 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA , SUITE 1800 3002 CROSSING COURT RESOURCE WARRENVILLE, ILLINOIS 60555 CHICAGO, ILLINOIS 60606 CHAMPAIGN, ILLINOIS 61822 ASSOCIATES, INC. PHONE (630) 393-3060 PHONE (312) 683-0110 PHONE (217) 351-6268 CONSULTING ENGINEERS, SCIENTISTS FAX (630) 393-2152 FAX (312) 474-6099 FAX (217) 355-1902 & SURVEYORS  F2 F2 F3 F2 F3 F3 F2 F2 F3 F3 F3 F3 F2 F2 F3 F1 F1 F1 F1 F1 F2 F2 F2 F1 It's smart It's free It's the law Call before you dig ILLINOIS ONE-CALL SYSTEM 800.892.0123 ENGINEERING 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA , SUITE 1800 3002 CROSSING COURT RESOURCE WARRENVILLE, ILLINOIS 60555 CHICAGO, ILLINOIS 60606 CHAMPAIGN, ILLINOIS 61822 ASSOCIATES, INC. PHONE (630) 393-3060 PHONE (312) 683-0110 PHONE (217) 351-6268 CONSULTING ENGINEERS, SCIENTISTS FAX (630) 393-2152 FAX (312) 474-6099 FAX (217) 355-1902 & SURVEYORS  It's smart It's free It's the law Call before you dig ILLINOIS ONE-CALL SYSTEM 800.892.0123 ENGINEERING 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA , SUITE 1800 3002 CROSSING COURT RESOURCE WARRENVILLE, ILLINOIS 60555 CHICAGO, ILLINOIS 60606 CHAMPAIGN, ILLINOIS 61822 ASSOCIATES, INC. PHONE (630) 393-3060 PHONE (312) 683-0110 PHONE (217) 351-6268 CONSULTING ENGINEERS, SCIENTISTS FAX (630) 393-2152 FAX (312) 474-6099 FAX (217) 355-1902 & SURVEYORS ENGINEERING 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA , SUITE 1800 3002 CROSSING COURT RESOURCE WARRENVILLE, ILLINOIS 60555 CHICAGO, ILLINOIS 60606 CHAMPAIGN, ILLINOIS 61822 ASSOCIATES, INC. PHONE (630) 393-3060 PHONE (312) 683-0110 PHONE (217) 351-6268 CONSULTING ENGINEERS, SCIENTISTS FAX (630) 393-2152 FAX (312) 474-6099 FAX (217) 355-1902 & SURVEYORS TYPE "C" MANHOLE IS WITHOUT CONE SECTION AND HAVING PRECAST FLAT TOP ENGINEERING 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA , SUITE 1800 3002 CROSSING COURT RESOURCE WARRENVILLE, ILLINOIS 60555 CHICAGO, ILLINOIS 60606 CHAMPAIGN, ILLINOIS 61822 ASSOCIATES, INC. PHONE (630) 393-3060 PHONE (312) 683-0110 PHONE (217) 351-6268 CONSULTING ENGINEERS, SCIENTISTS FAX (630) 393-2152 FAX (312) 474-6099 FAX (217) 355-1902 & SURVEYORS  D X A A Z Y RIP RAP SHALL MEET THE REQUIREMENTS OF CLASS C-3 (I.D.O.T. STANDARD SPECIFICATIONS ARTICLE 1005) MIN. 12" THICKNESS FILTER FABRIC @ BOTTOM & SIDES SECTION A-A STACKED IN PLACE D X Y Z (INCHES) (FEET) (FEET) (FEET) 12 3 5 5 15 4 6 6 18 5 6 8 21 5 7 8 24 6 8 9 27 7 9 11 30 8 10 12 33 8 11 13 36 9 12 14 42 11 15 17 ENGINEERING 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA , SUITE 1800 3002 CROSSING COURT RESOURCE WARRENVILLE, ILLINOIS 60555 CHICAGO, ILLINOIS 60606 CHAMPAIGN, ILLINOIS 61822 ASSOCIATES, INC. PHONE (630) 393-3060 PHONE (312) 683-0110 PHONE (217) 351-6268 CONSULTING ENGINEERS, SCIENTISTS FAX (630) 393-2152 FAX (312) 474-6099 FAX (217) 355-1902 & SURVEYORS  DATE REVISIONS 01-11-02 Original Typical Round Catch-All Marathon Materials, Inc. SILT FENCE PEN POINT AND LEVEL ASSIGNMENT IL-620(W) ENGINEERING 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA , SUITE 1800 3002 CROSSING COURT RESOURCE WARRENVILLE, ILLINOIS 60555 CHICAGO, ILLINOIS 60606 CHAMPAIGN, ILLINOIS 61822 ASSOCIATES, INC. PHONE (630) 393-3060 PHONE (312) 683-0110 PHONE (217) 351-6268 CONSULTING ENGINEERS, SCIENTISTS FAX (630) 393-2152 FAX (312) 474-6099 FAX (217) 355-1902 & SURVEYORS  It's smart It's free It's the law Call before you dig ILLINOIS ONE-CALL SYSTEM 800.892.0123 ENGINEERING 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA , SUITE 1800 3002 CROSSING COURT RESOURCE WARRENVILLE, ILLINOIS 60555 CHICAGO, ILLINOIS 60606 CHAMPAIGN, ILLINOIS 61822 ASSOCIATES, INC. PHONE (630) 393-3060 PHONE (312) 683-0110 PHONE (217) 351-6268 CONSULTING ENGINEERS, SCIENTISTS FAX (630) 393-2152 FAX (312) 474-6099 FAX (217) 355-1902 & SURVEYORS  SITE PLAN FOR KESLINGER MEDICAL CAMPUS F2 F2 F3 F2 F3 F3 F2 F2 F3 F3 F3 F3 F2 F2 F3 F1 F1 F1 F1 F1 F2 F2 F2 F1 It's smart It's free It's the law Call before you dig ILLINOIS ONE-CALL SYSTEM 800.892.0123 ENGINEERING 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA , SUITE 1800 3002 CROSSING COURT RESOURCE WARRENVILLE, ILLINOIS 60555 CHICAGO, ILLINOIS 60606 CHAMPAIGN, ILLINOIS 61822 ASSOCIATES, INC. PHONE (630) 393-3060 PHONE (312) 683-0110 PHONE (217) 351-6268 CONSULTING ENGINEERS, SCIENTISTS FAX (630) 393-2152 FAX (312) 474-6099 FAX (217) 355-1902 & SURVEYORS  OR ZONING FINAL PUD PLAN (NORTH OF KESLINGER RD.) FOR KESLINGER MEDICAL CAMPUS PIN: 12-08-200-056 12-08-200-057 12-08-200-023 B4 ZONING ZONING: B4 B4 ZONING B4 ZONING It's smart It's free It's the law Call before you dig ILLINOIS ONE-CALL SYSTEM 800.892.0123 B4 ZONING ENGINEERING 3S701 WEST AVENUE, SUITE 150 10 S. RIVERSIDE PLAZA , SUITE 1800 3002 CROSSING COURT RESOURCE WARRENVILLE, ILLINOIS 60555 CHICAGO, ILLINOIS 60606 CHAMPAIGN, ILLINOIS 61822 ASSOCIATES, INC. PHONE (630) 393-3060 PHONE (312) 683-0110 PHONE (217) 351-6268 CONSULTING ENGINEERS, SCIENTISTS FAX (630) 393-2152 FAX (312) 474-6099 FAX (217) 355-1902 & SURVEYORS  Proposed Signage The existing entrance sign will be used with new art. The existing sign at the road is a two sided, internally lit aluminum cabinet with polycarbonate faces, lettered with translucent vinyl, on a steel pole with a painted aluminum pole cover. Size: 68” h x 84” with a 39”h x 47” pole cover A freestanding sign will be installed in front of both the existing building and new building identifying tenants. The proposed signs would be a post and panel sign, made with extruded aluminum posts and an aluminum cabinets, vinyl lettering on the face, single sided. Size: 42”h X 30” panel 84” to top of panel Community Development Department Report CITY OF GENEVA PLAN COMMISSION AGENDA ITEM 5A CONCEPT REVIEW FEBRUARY 12, 2015 MARTIN FARM HOLDING, LLC 2202 & 2080 GARY LANE PROPERTIES Applicant Martin Farm Holdings, LLC Location 2202 & 2080 Gary Lane Request Conceptual review of a proposal by Martin Farm Holding, LLC to redevelop the 2202 and 2080 Gary Lane properties for a 55-unit townhome project. The proposal would require an amendment to the Comprehensive Plan, a Zoning Map Amendment and Preliminary/Final Planned Unit Development approval. Recommendation Staff has no recommendation at this time. This conceptual Figure 1. Location Map. Prepared by Geneva Planning Division, February 2015. review provides the Plan Commission with an BACKGROUND/PROPOSAL opportunity to ask questions, As shown in Figure 1, the subject property is located at the provide informal review southwest corner of the intersection of Gary Lane and Sheila comments, and convey any Avenue. The property is currently improved with two industrial concerns they may have. buildings. The property is zoned I1 Light Industrial District and is designated for “Light Industrial/Office Research” use in the City’s adopted Comprehensive Plan. The Commercial and Industrial Areas Plan does designate this area for the potential Relocation of Existing Industry and the development of more appropriate uses such as residential, community facilities and recreational uses. Please see Table 1 and Figures 2 and 3 for surrounding property information including existing zoning, existing land uses, and future land use designations. Martin Farm Holding, LLC, applicant and owner of the  Martin Farm Holding, LLC Page 2 of 6 Agenda Item 5A property, is requesting conceptual review of a proposal to redevelop the property to add 55 new townhome units. The concept would keep the industrial use at the rear of the property, while developing the townhomes with streets, a walking path and eight guest parking spaces at the front of the property. This housing development is aimed at addressing low and moderate income housing needs for Geneva. The new townhomes would be front loaded units with the garages and entrances facing the driveway. Access to the proposed 55-unit and/or 123-unit residential development would be provided with two curb cuts off of Gary Lane to the attached townhome garages. Currently, there are three curb cuts on Gary Lane servicing the 2080 Gary Lane property. The applicant has submitted a traffic assessment report that concludes a 123 unit townhome plan for the entire site, “is anticipated to generate less weekday and a.m. and p.m. peak hour traffic than the industrial uses could generate under expanded and full occupied conditions.” V3, the traffic consultant, also stated stop sign control at Gary Lane and South Street and where Gary Lane intersects with Kaneville Road should suffice if the property is redeveloped for residential uses. Please see the attached project narrative, photographs, traffic assessment and conceptual site plans for more information. REQUESTS At this time the applicant is requesting conceptual review of a proposal to redevelop the property for 55 new townhome units. The proposal would require the following: 1) An amendment to the City’s adopted Comprehensive Plan to change the future land use designation of the property from “Light Industrial/Office Research” to “Multi-Family Residential”; 2) A zoning map amendment to rezone a portion of the property from I1 Light Industrial/Office Research to R-7 Multiple Family Residential District; 3) Preliminary/Final Planned Unit Development Plan Approval. Table 1. Surrounding Property Information. Prepared by Geneva Planning Division, February 2015. LOCATION ZONING DISTRICT LAND USE COMPREHENSIVE PLAN SUBJECT I1 Light Industrial Industrial Light Industrial/Office PROPERTY Research/Public/Institutional NORTH R-1 Low Density Single-Family Single-family residences and Public/Institutional and Residential District First Baptist Church of Geneva Single-Family Attached Residential SOUTH R-1 Low Density Single-Family Single-family residences and Open Space and District Residential District Eaglebrook Golf Course Parks/Recreational EAST I1 Light Industrial Industrial Light Industrial/Office Research WEST I1 Light Industrial Industrial Public/Institutional  Martin Farm Holding, LLC Page 3 of 6 Agenda Item 5A ANALYSIS Existing Uses The existing uses on the subject properties are two industrial buildings. The 80,000 square foot building at 2080 Gary Lane was built in 1951 and has 3 tenants who sell pallets, used books and tape. The 8,200 square foot building at 2202 Gary Lane was constructed in 1963 and is occupied by West Suburban Concrete. The 2202 Gary Lane property was granted Site Plan approval in 2010 to expand the existing structure to allow for additional office and warehouse area which was never constructed. Citing market conditions, the applicant has asked for an extension of the site plan approval for the last four years. Figure 2. Zoning Map of the Subject Property and Surrounding Area. Prepared by Geneva Planning Division, February 2015. Surrounding Uses The uses on the south side of Gary Lane are industrial including Silvestri Sweets (2248/2300 Gary Lane), Strathmore Printing (2000 Gary Lane) and Fox Valley Self Storage (2324 Gary Lane). The uses on north side of Gary Lane include the First Baptist Church of Geneva and several single-family residential homes. To the south side of the subject property is the Union Pacific Railroad and the Eaglebrook Golf Course. Comprehensive Plan The 2003 Comprehensive Plan designation for the subject properties is Light Industrial/Office Research/Public/Institutional. The Comprehensive Plan makes the following commentary on Light Industrial/Office Research Uses, “The Plan recognizes the importance of secure industrial uses to support both the employment and tax base within the City. It is essential to ensure that these industrial uses are  Martin Farm Holding, LLC Page 4 of 6 Agenda Item 5A properly located and designed so as to present no conflict with adjacent residential and commercial districts.” The 2003 Comprehensive Plan also discusses the potential relocation of certain industrial uses from central city areas to designated light industrial areas east of Kirk Road. “Smaller more centrally located industrial properties would be ideal locations for future residential, park/open space, commercial and public facilities development. Should opportunities present themselves in the future, the City should cooperate with business and property owners to successfully relocate industrial uses to more appropriate locations.” The subject property is one of the industrial areas designated for possible industrial use relocation. Potential redevelopment ideas for the site include residential, community facilities and recreational uses. The possibility of relocating existing industry to newer industrial areas in Geneva based on current industrial inventory seems challenging. The Geneva Industrial Vacancy rate in December of 2014 was 1.5%. The Fox Valley Industrial rate for 2nd Quarter 2014 was 7.43% according to Colliers International. Geneva’s highest recent industrial vacancy was 4.7% in June 2013. The highest Fox Valley vacancy was 15% in 2009. The lowest vacancy in the Fox Valley industrial market was 7% in 2013. The loss of industrial property in Geneva is acute because the Equalized Assessed Value (EAV) for industrial parcels dropped to 5% in 2014. In 2000, the EAV for industrial parcels was 6.8%. One of the economic development goals of Geneva has been the development of non-residential property to lessen the dependency on the residential tax base. One concern is giving up industrial land for residential uses. The Geneva City Council in October of 2014 adopted the Homes for a Changing Region Plan which has recommended Geneva set a goal of 15% of all new housing be affordable to meet the goal of having 10% of the total housing stock as affordable. (Affordable housing is defined as housing costs that would not exceed 30% of the household income). In 2013, the Illinois Housing Development Authority calculated the City of Geneva’s affordable homes at 5.2%. The study encourages communities to change zoning for compact design in key areas; consider an incentive based overlay zoning district and designate sites for affordable housing. The adopted Strategic Plan also states the City should identify available sites that can be developed for affordable/attainable housing and to evaluate the feasibility of incentives for mixed income housing development and redevelopment. The subject site, however, was not one of the areas identified in the 2014 plan for affordable housing.  Martin Farm Holding, LLC Page 5 of 6 Agenda Item 5A Figure 3. Future Land Use Designation of the Subject Property and Surrounding Area, based on the 2003 City of Geneva Comprehensive Plan. Prepared by Geneva Planning Division, February 2015. Questions for Consideration 1. What future land use is most appropriate for this property and all of the industrial properties on the south side of Gary Lane? 2. If residential uses are appropriate, what zoning and density would be appropriate,? 3. Can industrial uses and residential uses coexist in close proximity to each other on Gary Lane during a transition period? 4. Do you agree with submitted traffic assessment that the change to multiple-family residential from industrial will have little impact on the local traffic flow and require no improvements especially to Gary Lane and Kaneville Road? 5. Will the establishment of housing on this site detract from housing opportunities on other designated sites? RECOMMENDATION Staff has no recommendation at this time. The Plan Commission is not expected to formulate a recommendation on the proposed redevelopment at this time. This conceptual review provides the Plan Commission with an opportunity to ask questions, provide informal review comments, and convey any concerns they may have.  Martin Farm Holding, LLC Page 6 of 6 Agenda Item 5A ATTACHMENTS Project Narrative Conceptual Site Plan Traffic Assessment Alternative Conceptual Site Plans