Planning and Zoning Commission

PLAN COMMISSION MINUTES City of Geneva 109 James Street - City Council Chambers Meeting #1154– May 28, 2015 Chairman Rogers called the Plan Commission meeting to order at 7:00 p.m. Roll call followed: Present: Commissioners Case, Dziadus, Erickson, Evans, Leidig, Mead, Stocking, Chairman Rogers Absent: Commissioner Stevenson Others Present: Community Development Dir. David DeGroot and Planner Paul Evans; Alderman Mike Bruno; Planet Depos Court Reporter Glenn Sonntag and Recording Secretary Celeste Weilandt Public Present: Paul Lankenau, 1121 Cheshire Ave., Naperville; Atty. Richard Guerard, 3105 County Farm Road; Ben Corron, 2336 Danbury Ct. Geneva; Dennis Christensen, 320 Rosenfelder Ct., Geneva; David LaPalomento, 317 Cheever Ave., Geneva; Steven Kolber, 878 Davis, Evanston; Jim and Melissa Coleman, 1422 Marion Ct., Geneva; Randy & Karen Hrader, 1430 Marion Ct., Geneva; Tom Theme, 131 __, Gilberts; D. Thomas, 207 Rosenfelder Ct., Geneva; Bill and Molly Spring, 309 Rosenfelder Ct., Geneva; Patricia Cameron, 428 South St., Geneva; John and Jennifer Rittenhouse, 502 S. Fourth St., Geneva; Perry Danos, 1410 Marion, Geneva _________________________________________________________________________________ Approval of the April 9, 2015 Meeting Minutes Motion by Commissioner Mead, seconded by Commissioner Leidig to approve the April 9, 2015 meeting minutes, as presented. Motion carried unanimously by voice vote of 8-0. Concept Review 4.A. Contemplated petitions for a Zoning Map Amendment to rezone the property from the R1 Low Density Single-Family Residential District and OR Office Research District to the R2 Medium Density Single-Family Residential District and a preliminary/final plat of subdivision for a 25-lot single-family subdivision. Location: Approx. 9 acres located on north side of South Street, just west of Western Avenue; Applicant: George Havlicek Mr. Paul Lankenau, 1121 Cheshire Ave, Naperville, architect and on behalf of Mr. Havlicek, stated that Mr. Havlicek was proposing to create a 25-lot residential subdivision on 9 acres near the Burgess Norton property. Homes would range between 3200 and 3600 square feet with two- and three-car garages. Mr. Lankenau believed the R2 zoning for this site was appropriate for the homes being considered and for the current market trend for lots having less maintenance. All lots met the R2 zoning criteria. Attorney Richard Guerard, 3105 County Farm Road, on behalf of the petitioner was present and discussed that the builder was a high quality local builder who lived in Geneva. The city would have a quality project. Mr. Guerard said he and Mr. Lankenau were present to answer questions. Development Director David DeGroot explained that he previously met with the applicant but explained the proposal was before the commission due to the R2 zoning change being requested and the fact that the surrounding zoning was R1 Single-family residential. The northern part of the subdivision was a concern due to its relationship to the current R1 properties and the properties along Geneva Plan Commission -2- May 28, 2015 Rosenfelder Court. Staff wanted to hear comments from the surrounding neighbors regarding that relationship Mr. Guerard closed by sharing some history about the parcel indicating it was a good transition use due to the factory to the south and the golf course to the east. Also, he explained that lifestyle trends have changed and people wanted smaller lots, less lawn, but a nice size home near the train station. Commissioner questions/concerns were as follows: How many lots would exist if the R1 zoning was used; what was the clearance distance for vehicles at the eastern entrance on Western Avenue; what was the price of the homes (start at $700,000); and, if the factory use did change and some other use did come in, the proposal was a good use since the homes faced into the subdivision versus facing South Street. Concerns included the price of the homes and only having two-car garages; concern about the proposed home on Rosenfelder facing Rosenfelder but the lot next to it facing in the opposite direction; visibility concern due to the hill on South Street from Western Avenue; possibly increasing the sizes for lots 1 thru 4 to complement the R1 homes; and screening consideration near the retention pond. Chairman Rogers invited the public to comment: Mr. Dennis Christensen, 320 Rosenfelder Court, opposed the petition because the immediate area was R1 and the lots were larger and developed during the 1980s. (He distributed copies of a survey from the 1980s to the commissioners.) He, too, had concerns about the tightness of Lots 1-4. Mr. Christensen believed the proposal was inconsistent with the area and voiced concern that the existing forest would be razed for the four new homes. Mr. Guerard confirmed the trees would be cleared for the detention. Mr. Bill Spring, 309 Rosenfelder Court, resides next to Lot 1 and opposed the petition, specifically lots 1 through 4. He voiced safety concerns about the detention area since he had small children and voiced disappointment that the woods would be destroyed for that purpose. Mr. Jim Coleman, 1422 Marion Court, backed up to lots 25 and 26 and supported the R1 zoning for the area. He believed constructing a home with a three-car garage on the lot would be difficult. He asked to have bermming for his and his neighbors’ homes as well as efforts made to save some of the beautiful trees that backed up to his property and his neighbors’ properties. Mr. Richard Thompson 249 Rosenfelder Court, voiced the same concerns as his neighbors and stated many of the residents in that area were second generation homeowners. He noted that lots 5 and 6 were inconsistent with the existing layout of the area. The R1 zoning was appropriate. Mr. Randy Radeck, 1413 Marion Court, opposed the proposal and noted that in the spring the forest area has run-off to his property. He asked to preserve as many trees possible and to repurpose some of the existing trees. After hearing the public comments, further commissioner comments included to reorient the lots differently and reduce the number of lots; reconsider the R1 zoning instead; provide better configuration for the northwest basin as it relates to the configuration of the adjacent home; address the beautiful site more creatively by keeping more trees and possibly reposition the detention space to a more natural area. Public Hearing Chairman Rogers read the protocol for the public hearing portion of the meeting and swore in those individuals who would be speaking on the following petitions. Geneva Plan Commission -3- May 28, 2015 5.A. Amendment to the Pepper Valley Planned Unit Development to allow sit-down/drive- through restaurants as a Special Use and a Special Use to allow a Dunkin Donuts sit-down- drive-through restaurant. Location: 2401 Kaneville Road, Unit 12; Applicant: Dunkin Donuts. Contents of the applicant’s file were read into the record by city planner Paul Evans. [See Transcript from Planet Depos] Motion by Commissioner Erickson, seconded by Commissioner Mead to close the public hearing. Roll call: Aye: Erickson, Leidig, Mead Nay: Case, Dziadus, Evans, Stocking, Rogers MOTION FAILED: VOTE: 3-5 (Hearing remained open.) Motion by Commissioner Mead, seconded by Commissioner Evans to continue the case to a date certain, that date being June 11, 2015. Roll call: Aye: Case, Dziadus, Evans, Leidig, Mead, Stocking, Rogers Nay: Erickson MOTION PASSED. VOTE: 7-1 5.B. A Comprehensive Plan amendment to 1) change the future land use designation from Single-Family Attached/Row House and Single-Family Residential to Parking; 2) a Zoning Map Amendment to change the zoning from R1 Low Density Single-Family Residential and R3 Medium to High Density Single-Family Residential District to B3 Business District; and 3) a Special Use for Preliminary/Final Planned Unit Development approval for the construction of a public parking lot as a principle use. Location: SW corner of South 4th Street and Crescent Place; Applicant: City of Geneva. Contents of the applicant’s file were read into the record by city planner Paul Evans. [See Transcript from Planet Depos] Motion by Commissioner Mead, seconded by Commissioner Leidig to continue the public hearing to a date certain, that date being June 11, 2015. Roll call: Aye: Case, Dziadus, Erickson, Evans, Leidig, Mead, Stocking, Rogers Nay: None MOTION PASSED. VOTE: 8-0 5.C. Zoning Ordinance Text Amendment – request to amend Section 11-5 (Residential Districts) of the Zoning Ordinance related to the allowable floor area for consolidated zoning lots in Residential Area 1. Applicant: City of Geneva – Contents of the applicant’s file were read into the record by city planner Paul Evans. [See Transcript from Planet Depos] Motion by Commissioner Mead, seconded by Commissioner Leidig, to close the public hearing. Roll call: Aye: Case, Dziadus, Erickson, Evans, Leidig, Mead, Stocking, Rogers Nay: None MOTION PASSED. VOTE: 8-0 Geneva Plan Commission -4- May 28, 2015 Motion by Commissioner Mead to waive the bifurcated process and vote on the request, seconded by Commissioner Evans, Motion carried unanimously by voice vote of 8-0. Motion by Commissioner Mead, seconded by Commissioner Evans to amend Section 11-5 (Residential Districts) of the Zoning Ordinance related to the allowable floor area for consolidated zoning lots in Residential Area 1 as proposed with the language in staff’s report, including Illustrations A and B as deemed necessary: Roll call: Aye: Dziadus, Leidig Nay: Case, Erickson, Evans, Mead, Stocking, Rogers MOTION FAILED: VOTE: 2-6 5.D. Zoning Ordinance Text Amendment – request for amendments to: Section 11-12-6 (Regulations by Sign Type) related to wall signs, awning signs, and canopy signs on multiple- tenant/ owner buildings; Section 11-12-8 (Exempt Signs) related to window signs; and Section 11-2-2 (Definitions of Word and Terms) related to the definition of the term “frontage (for determining allowable sign area)”. Applicant: City of Geneva – Contents of the applicant’s file were read into the record by city planner Paul Evans. [See Transcript from Planet Depos] Motion by Commissioner Mead, seconded by Commissioner Dziadus to close the public hearing. Motion carried unanimously by voice vote of 8-0. Motion by Commissioner Mead, seconded by Commissioner Case to waive the bifurcated process and vote on the petition. Motion carried unanimously by voice vote of 8-0. Motion by Commissioner Mead, seconded by Commissioner Leidig to approve the request for amendments to: Section 11-12-6 (Regulations by Sign Type) related to wall signs, awning signs, and canopy signs on multiple-tenant/owner buildings; Section 11-12-8 (Exempt Signs) related to window signs; and Section 11-2-2 (Definitions of Word and Terms) related to the definition of the term “frontage (for determining allowable sign area)” as further described and laid out in the application. Roll call: Aye: Case, Dziadus, Erickson, Evans, Leidig, Mead, Stocking, Rogers Nay: None MOTION PASSED. VOTE: 8-0 Public Comment – None Other Business - Planner Paul Evans reported there is a possible application in June coming forward with a message board in the Geneva Commons bell tower area. There may be some concepts for the former Mill Race property and Fabyan Crossings on Randall Road (former Lone Star Steakhouse property). Some upcoming cases also include the second submittal for the proposed 7th and State Street development; Meadowbrook Manor; Resurrection Cemetery; and a special use application for the former La Petite Academy. Another concept that may be seen is the five-lot subdivision, Woodland Subdivision, along Ray Street in Batavia. Lastly, Mr. Evans said he is working on updating the land cash ordinance. Dir. DeGroot provided an update on the Gary Lane multi-family development. He was asked to address electronic signs in residential areas at a future meeting. Adjournment Meeting was adjourned at 9:46 p.m. on motion by Commissioner Evans. Motion carried unanimously by voice vote of 8-0.