Planning and Zoning Commission

PLAN COMMISSION MINUTES City of Geneva 109 James Street - City Council Chambers Meeting #1159 – December 10, 2015 Chairman Rogers called the Plan Commission meeting to order at 7:00 p.m. Roll call followed: Present: Commissioners Dziadus, Erickson, Evans, Leidig, Mead, Stevenson, Stocking, Chairman Rogers Absent: Commissioners Case Others Present: Community Development Dir. Dave DeGroot and Planner Paul Evans; Planet Depos Court Reporter Paula Quetsch; Recording Secretary Celeste Weilandt Public Present: Jack Lauren Schrader, 911 Marlow Ave.; Robert Rasmussen, with Midwest Custom Homes, 409 Illinois Ave., St. Charles, Mr. Dan Venard with David Weekley Homes; Allen Eberts, 1450 Meadows Dr.; Abraham Steinberg, 620 Forest View Dr.; Todd Latham, 227 N. 4th Street; Susan Jensen, 1515 Dunstan Rd.; Dan Marshall, 812 E. Main St., St. Charles, IL; Donatas Ramanoskas, 1507 Meadows Rd.; Tom McCormick, 802 Marion Avenue _________________________________________________________________________________ Approval of the September 10, 2015 Meeting Minutes – Motion by Commissioner Erickson, seconded by Commissioner Stevenson to approve the September 10, 2015 minutes. Motion carried by voice vote of 7-0. (Commissioner Leidig arrives 7:02 p.m.) Concept Review 4.A. Campbell Row – Request for conceptual review of a mixed-use planned unit development. The concept would include a new five-unit townhome building and modification of the existing 200 S. 4th Street building to include 2 apartment units and 2,460 square feet of office space. The proposal would require an amendment to the Downtown Station Area Master Plan, a Zoning Map Amendment and Planned Unit Development approval. Location: 200 S. 4th Street. Applicant: Bob Rasmussen, Midwest Custom Homes. Mr. Rasmussen, with Midwest Custom Homes discussed his professional background and some of the commercial and residential buildings he worked on in Geneva. He worked on various mixed-use properties in St. Charles (Heritage Square) as well as begun restoration on the historic Judd Mansion located in St. Charles. Further details followed on these projects. Turning to his proposal for the Campbell Street property, Mr. Rasmussen presented and reviewed a rendering on the overhead, discussing how he wants to maintain the current residential character of the existing home, which was added onto by architect Wes King. The middle home consists of two floors of office space but he was open to returning the second floor office space to the original two apartments. He does have an interested tenant for the first floor office space already. Discussing the parking for the buildings, Mr. Rasmussen said he preferred to keep the current driveway where it was, coming off of 4th Street but realized he may have to add some landscaped setback coming off the south property line. A few older structures exist on the property and he intends to discuss what significance they may have with the historic preservation group. Five row homes are being proposed with two-car garages. Parking will be hidden from view. Three additional parking spaces, done in pavers, are proposed for the front of the property or it could be left open as greenspace. Mr. Rasmussen explained how he was intending to keep the same materials for the buildings but also looking to return the setbacks to the existing setbacks at the time the other buildings were originally constructed. The last elevation featured three row homes with three floors. Geneva Plan Commission -2- December 10, 2015 Currently, B-3 zoning exists and Mr. Rasmussen said he meets the bulk standards for the zoning. According to the city’s Master Plan, he stated the city was seeking to incorporate residential for the site, however, the block to the east was designated as multi-family, while the block to the north was business, with the surrounding area to remain residential. Mr. Rasmussen saw the property as a transitional use. He referenced the two former developments that were approved by City Council and how the proposal followed the guidelines of the county’s Smart Growth principles. He believed there was a need for such housing and empty nesters would fill it. General questions from the commissioners followed regarding clarification of some parking spaces and just the general layout of the buildings on the lot. Asked if trees would be lost, Mr. Rasmussen stated his goal was to keep as many trees as possible but he could not confirm that tonight. Balconies, if any, would be above the garages. A description of the interior for the proposed three- level units followed. Parking for unit 1 was discussed as being “challenged.” Commissioner Erickson asked for a height comparison of the three-story building to the height of the 200 building, wherein Mr. Rasmussen estimated it was probably a difference of about nine feet. Additional questions followed regarding the future tenant as well as the concern for stairs, since the units would be marketed toward empty nesters who may find stairs challenging. Mr. Rasmussen stated a residential elevator most likely could be added. Mr. Rasmussen further discussed that the property was under contract with an estimated closing time in February. His goal was to get input from the commissioners. Estimated prices would start at $400K for 2,000 sq. feet but any amenities would increase the price. Also mentioned was the fact that the proposal, and its large scale, could be a challenge due to the smaller homes surrounding the site. Given the residential character of the neighborhood and the smaller homes sitting on larger lots, Commissioner Stocking had positive comments about the project in general but recommended less parking on the site and more green space in the rear area. Some last commissioner suggestions included that Mr. Rasmussen provide some perspective as to height and mass to his building as compared to the other buildings along the block and in the area. Overall, commissioner comments were positive and many commissioners found the architectural renderings very nice. Public Hearing Chairman Rogers opened up the public hearing for the following case and read the protocol for the meeting: 5.A. Riverbank of Geneva – Request for (1) an amendment to the City’s adopted Comprehensive Plan to change the future land use designation of a portion of the property from “Single-Family Residential” to “Multi-family Residential”; (2) a Zoning Map Amendment to rezone a portion of the property from the I1 Light Industrial District to the R7 Multiple- Family Residential District; (3) an amendment to the Riverbank Subdivision/Planned Unit Development (Ordinance 2003-52); (4) Preliminary/Final Planned Unit Development approval of a 41-unit townhome development; and (5) Preliminary/Final Subdivision Approval of a 41-unit townhome development. Location: west side of S. Batavia Ave., approx. 300 south of Forest View Drive. Applicant: Dan Venard with David Weekley Homes. Contents of the packet were read by Planner Evans. [See Transcript from Planet Depos] Motion by Commissioner Erickson, seconded by Commissioner Mead to close the public hearing. Roll call: Geneva Plan Commission -3- December 10, 2015 Aye: Dziadus, Erickson, Evans, Leidig, Mead, Stevenson, Stocking, Chairman Rogers Nay: None MOTION CARRIED. VOTE: 8-0 Motion by Commissioner Erickson, seconded by Commissioner Stevenson, to defer a decision on the case. Roll call: Aye: Dziadus, Erickson, Evans, Leidig, Mead, Stevenson, Stocking, Chairman Rogers Nay: None MOTION CARRIED. VOTE: 8-0 Chairman Rogers announced to the public that the above case will appear on the January 14, 2016 Plan Commission agenda but the public hearing will be closed to public comment. Other Business – City Planner Evans reminded the commissioners that the project for 7th and State Street was on next week’s agenda. Full sets of plans would be provided to those who asked. Other project updates followed for Meadowbrook, Dunkin Donuts, and a possible proposal for the Geneva greenhouse property. The Cooper Woods project, which is located on South Street, is now in as a formal application. Staff was also working on a pavilion with the French Market, to be located behind the 500 block of Third Street. Lastly, Home Depot is suppose to have a concept for an out-lot at the corner of Fabyan and Randall Road, which will require a site plan review. Per a question, Director DeGroot mentioned he received positive feedback on the Park Place project located on First Street with only one complaint recently received. Adjournment Meeting was adjourned at 9:32 p.m. on motion by Commissioner Evans. Motion carried unanimously by voice vote of 8-0.