Planning and Zoning Commission

PLAN COMMISSION MINUTES City of Geneva 109 James Street - City Council Chambers Meeting #1155– June 25, 2015 Chairman Rogers called the Plan Commission meeting to order at 7:02 p.m. Roll call followed: Present: Commissioners Case, Evans, Mead, Stocking, Erickson, Dziadus, Stevenson, Chairman Rogers Absent: Commissioner Leidig Others Present: City Planner Paul Evans; Community Development Director David DeGroot, Planet Depos Court Reporter Glenn Sonntag Public Present: Steven Kolber, 878 Davis, Evanston; Karim Khoja, 790 West Frontage Road, Northfield; Ben and Rebecca Carter, 2336 Danbury Court, Geneva; Patricia Cameron, 428 South St., Geneva; Julius Spognardi, 2332 Danbury Court, Geneva; Jim Knight, 322 S. Cambridge Dr, Geneva; Steve Lanci, 314 S. Cambridge Dr., Geneva; Dan Brinkman, 625 Forest Edge Drive, Vernon Hills ________________________________________________________________________________ Approval of the May 28, 2015 Meeting Minutes Motion by Commissioner Case, seconded by Commissioner Mead, to approve the May 28, 2015 meeting minutes. Motion carried unanimously by voice vote of 8-0. Public Hearing Chairman Rogers announced the agenda item. 4.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. [See Transcript from Planet Depos] Motion by Commissioner Mead, seconded by Commissioner Evans, to close the public hearing at 8:10 pm. Roll call: Aye: Case, Evans, Mead, Stocking, Rogers, Stevenson, Erickson, Dziadus Nay: None MOTION PASSED. VOTE: 8-0 Discussion by the Plan Commission focused on what impact the proposed Dunkin Donuts will have on the traffic flow on Kaneville and the ability to turn left on Kaneville Road from Cambridge Drive and also the disruption that will occur during the evening drive-through hours. The Commission discussed and proposed a 90-day evaluation period by staff to see how the drive-through and traffic are impacted once Dunkin Donuts is open and if any other changes are warranted. Motion by Commissioner Mead, seconded by Commissioner Evans, to waive the bifurcated process and vote on the petition. Motion carried by voice vote of 8-0. Geneva Plan Commission -2- June 25, 2015 Motion by Commissioner Mead, seconded by Commissioner Stocking to approve an 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 with the relief listed in the Staff Report and Ordinance conditions as amended below: 1. The asphalt path located on the east side of the commercial center shall be reconstructed the next time the parking lot is sealed or the path shall be removed and replaced with landscaping. 2. The order box volume must not be audible at the property line so the adjacent residences are not disturbed. 3. The drive-through hours shall be restricted to opening no earlier than 4 am and closing no later than 11 pm 4. When the drive-through is closed the directional signage lighting shall be turned off and a sign shall be prominently displayed on the order box indicating the drive-through is closed but the store is still open. 5. Deliveries shall be restricted to the front door only when the drive-through is closed during the hours of 11 pm to 4 am. 6. If the Community Development Director, in consultation with the Director of Public Works and Chief of Police, determines that the proposed site signage is ineffective at restricting left turns to and from the main development entrance on Kaneville Road, a “pork chop” island shall be provided to restrict the access to right in/right out only. 7. The applicant shall reimburse the City for the cost of installing a “Do Not Block The Intersection” sign installed on the north side of Kaneville Road. 8. Staff will evaluate the drive-through hours over a 90 day period from opening and report back to the Plan Commission how the drive-through hours are working and if any changes are recommended. Roll call: Aye: Case, Evans, Mead, Stevenson, Erickson, Dziadus Nay: Stocking, Rogers MOTION PASSED. VOTE: 6-2 4.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. [See Transcript from Planet Depos] Motion by Commissioner Mead, seconded by Commissioner Evans, to close the public hearing at 8:30 pm. Roll call: Aye: Case, Evans, Mead, Stocking, Rogers, Stevenson, Erickson, Dziadus Nay: None MOTION PASSED. VOTE: 8-0 Geneva Plan Commission -3- June 25, 2015 Motion by Commissioner Mead, seconded by Commissioner Evans, to waive the bifurcated process and vote on the petition. Motion carried by voice vote of 8-0. Motion by Commissioner Mead, seconded by Commissioner Stocking to approve 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 with the conditions and relief cited in the Staff Report. Roll call: Aye: Evans, Mead, Rogers, Stevenson, Erickson, Dziadus, Stocking, Nay: Case MOTION PASSED. VOTE: 7-1 5. Concept Review: A. Conceptual Review of a contemplated amendment to the Geneva Commons Planned Unit Development to retrofit/remodel the existing bell tower to add 3 LED message centers, 1 illuminated sign cabinet, and 4 internally illuminated signs and logos. Location: Geneva Commons Shopping Center Applicant: Mid-America Real Estate Michelle Panovich and Cathy Charhut of Mid-America introduced the proposed modifications to the Geneva Commons bell tower. The concept is to place 3-4 message centers on the bell tower, remodel the roof and add lighted identification signage and logos. The base of the bell tower is also proposed to be re-clad. The concept is to communicate with their customers about specials at the Commons to entice them to stay longer and spend more. If the businesses do well they will attract other tenants. This signage is for tenants of Geneva Commons only. No off-site signage and the message centers will not be visible from Randall Road. A similar concept has been done at Oakbrook Center. Ed Wasserman of Daktronics spoke about the message centers at Oakbrook Center and other venues they have done such as Wrigley Field. The proposed 14 foot screens are so movies can be shown. Most of the time, however, the message center will have ads featuring current tenants and possibly City events. The Plan Commission seemed generally receptive to the idea of the message center signage but suggested that the concept should be further refined to fit with the scale and design of the current bell tower. The applicants indicated this is just the beginning stages and they will refine the concept and send it back to staff. Public Comment – None Other Business Mr. Evans reported that at the July 9 meeting, Come Grow With Us preschool/daycare will request a special use to operate out of the former La Petite Academy building on Fargo Boulevard. Other upcoming cases also included: 7th and State development (Cetron) proposal for a 6,000 sq. foot retail component with its five-story residential building has made a second submittal that includes extending 7th Street north. Continuing, Mr. Evans reported that the Meadowbrook Manor has resubmitted their plans now that Meadowbrook and Delnor/Northwestern have worked out an Geneva Plan Commission -4- June 25, 2015 agreement regarding the full access for Meadowbrook on Delnor Drive. No report or update on Resurrection Cemetery. Planner Evans noted that they are still studying the idea of moving their entrance outside the IGA area. Planner Evans said that Madeline Roth has resubmitted her plat seeking to subdivide her property at 520 Ray Street in to 5 lots. Staff has also received a proposal to develop townhomes on a portion the Riverbank Labs property on Batavia Avenue. Planner Evans reported the City’s text amendment for signage was approved by the City Council while the text amendment for Area 1 was denied as recommended by the Plan Commission. Adjournment Meeting was adjourned at 9:20 p.m. on motion by Commissioner Mead and seconded by Commissioner Evans. Motion carried unanimously by voice vote of 8-0.