Planning and Zoning Commission

Meeting Agenda CITY OF GENEVA PLAN COMMISSION FEBRUARY 11, 2016 MEETING #1163 Location 1. Call to Order City Hall 2. Roll Call Council Chambers 109 James Street 3. Approval of Minutes: January 28, 2016 Geneva, IL 60134 4. Public Hearing: A. Geneva Park District – Requests a Zoning Ordinance Text Time Amendment to Section 11-7B-3 (Special Uses in the I1 Light 7:00 p.m. Industrial District) to expand the list of special uses in the I1 District to include “Theater” and a Special Use in the I1 Light Industrial District to allow a theater to operate at 321 Commissioners Stevens Street, Suite P. Dave Rogers, Chairman Location: 321 Stevens Street, Suite P John Mead Applicant: Sheavoun Lambillotte, Geneva Park District Fred Case Mike Dziadus 5. Public Comment Mim Evans 6. Other Business Cindy Leidig Scott Stocking 7. Adjournment Ron Stevenson Staff Liaison Paul Evans City Planner Phone: (630) 845-9654 Email: pevans@geneva.il.us 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 11, 2016 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. Community Development Department Report CITY OF GENEVA PLAN COMMISSION AGENDA ITEM 4A TEXT AMENDMENT / SPECIAL USE FEBRUARY 11, 2016 321 STEVENS STREET Applicant Sheavoun Lambillotte, Geneva Park District Property Owner Havlicek Properties, LLC Location 321 Stevens Street, Suite P Requests A Text Amendment to Section 11-7B-3 (Special Uses in the I1 Industrial District) of the Zoning Ordinance to expand the list of special uses in the I1 District to include “Theater” A Special Use in the I1 Light Industrial District to allow a Theater to operate at 321 Stevens Street, Suite P. Recommendation Figure 1. Location Map. Prepared by Geneva Planning Division, February 2016. Staff will provide a BACKGROUND recommendation at the conclusion of the public The Geneva Park District would like to relocate their “Playhouse 38” hearing. theater from 524 W. State Street to 321 Stevens Street in order to accommodate larger audiences for their productions. The current Staff Liaison location below Hache Moderne Brasserie can accommodate Paul Evans approximately 40 guests. The proposed location on Stevens Street City Planner would be able to accommodate approximately 100 guests. The City Phone: (630) 845-9654 granted a Special Use in the B2 Business District for the theater’s Email: pevans@geneva.il.us current operation. The property at 321 Stevens Street is located in the I1 Light Industrial District. A theater is not listed as a permitted use or special use in the I1 District. Therefore, the Geneva Park District is requesting a Zoning Ordinance text amendment to add  Agenda Item 4A Page 2 of 8 Text Amendment / Special Use 321 Stevens Street “theater” to the list of special uses in the I1 District and a special use to allow the operation of a theater at 321 Stevens Street, Suite P. REQUESTS The petitioner is requesting; 1. A Text Amendment to Section 11-7B-3 (Special Uses in the I1 Industrial District) of the Zoning Ordinance to expand the list of special uses in the I1 District to include “Theater” 2. A Special Use in the I1 Light Industrial District to allow a Theater to operate at 321 Stevens Street, Suite P. PROPERTY INFORMATION The property is located on the North side of Stevens Street between Third and Fourth Streets. The property has a lot area of approximately 73,300 square feet and is improved with an approximately 33,220 square foot multi-tenant building and ancillary parking lot. There are sixty-eight (68) on-site parking spaces which are located on the south, west, and north sides of the building and are accessed by two (2) full access points to Stevens Street. There are also eight (8) on-street parking spaces located along the north side of Stevens Street adjacent to the subject property. The property is zoned I1 Light Industrial District and is designated as “Industrial/ Business Park” in the City’s adopted Downtown Station Area Master Plan. Please see Table 1 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. LOCATION ZONING DISTRICT LAND USE DOWNTOWN STATION AREA MASTER PLAN Subject Property I1 Light Industrial District Industrial - Multi-tenant Industrial/Business Park building North RR – Rural Residential District Geneva Park District – Parks/Recreation Wheeler Park South R3 – Medium to High Density Single Family Residential Single-family Residential Single-Family Housing East RR – Rural Residential District Geneva Park District – Public/Semi-Public Wheeler Park West I1 Light Industrial District Industrial - Multi-tenant Industrial/Business Park building Table 1. Surrounding Property Information. Prepared by Geneva Planning Division, February 2016.  Agenda Item 4A Page 3 of 8 Text Amendment / Special Use 321 Stevens Street Figure 2. Zoning Map of the Subject Property and Surrounding Area. Prepared by Geneva Planning Division, February 2016. 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, February 2016.  Agenda Item 4A Page 4 of 8 Text Amendment / Special Use 321 Stevens Street REVIEW COMMENTS/STAFF ANALYSIS Zoning Ordinance Text Amendment The applicant is proposing to amend Section 11-7B-3 (Special Uses in the I1 Light Industrial District) of the Zoning Ordinance to add “theater” to list of special uses in the I1 District. The intent of the I1 District is to provide an environment suitable for industrial warehousing, office, business service, and compatible commercial uses that do not create appreciable nuisance or hazards, or that require a pleasant, hazard and nuisance free environment. It is staff’s opinion that a theater use does not pose any nuisance or hazard that would impact the I1 District, and would not pose any land use compatibility concerns. Although not an industrial use, a theater does not necessarily require a retail or business use environment to be successful. Other nonindustrial uses already permitted in the I1 District include medical and dental clinics, business and professional offices, dance and music studios, catering services, and health or fitness clubs. Several of these uses are already present within the I1 District. Many buildings within the I1 District are constructed to have flexible space which can accommodate a variety of uses. Theaters, depending on the type and scale, may be appropriate to consider as a special use for the some of the buildings within the I1 District. Figure 4. I1 Light Industrial District Zoning Map. Special Use Standards Staff has evaluated the proposed Special Use 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.  Agenda Item 4A Page 5 of 8 Text Amendment / Special Use 321 Stevens Street The subject property is designated Light Industrial on the City’s Comprehensive Land Use Plan. The proposed theater use does not include any improvements that conflict with the regulations of the I1 District and would not preclude the possibility of the tenant space or other tenant spaces within the building from being used for the light industrial uses in the future. 2. The proposed building or use will not diminish the value of adjacent and nearby properties. The proposed theater would operate within 2,000 square feet (Suite P) of the existing building located at 321 Stevens Street. The only changes to the building would include the addition of a stage, 100 seats, and sound proofing to the stage and walls to limit noise impacts to neighboring tenants. The proposed use and changes to the building will not diminish the value of adjacent and nearby properties. The largest demand for parking is generally on the weekend when half the businesses are closed (as shown in the attached list of existing tenant hours). 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 City’s Zoning Ordinance requires theaters to provide one (1) parking space per four (4) seats. As the proposed theater use would be within an existing building with on-site parking already provided, it is necessary to determine if the existing on-site parking supply would be able to absorb the anticipated parking demand of the theater use. The proposed theater has 100 seats, therefore a total of 25 parking spaces would be the expected parking demand for the use. There are sixty-eight (68) total on-site parking spaces, which based on staff’s analysis would provide sufficient parking. Three (3) of the parking spaces are handicap accessible, which complies with the Illinois Accessibility Code. There are also eight (8) on-street parking spaces located along the north side of Stevens Street adjacent to the subject property. As shown in Table 2 on the following page, staff observed both the on-site and on-street parking activity for a one week period (January 25, 2016 through February 8, 2016) and found that the current parking supply is more than adequate to accommodate the proposed theater use and other existing uses within the building. There are consistently more than 40 parking spaces available on the site. The theater operates on off times not congruent with current tenants. The typical Monday through Friday rehearsals and practice proposed by the applicant only involve a small number of students (10-12) and a couple of instructors and can be easily accommodated with the available parking during the week. The productions which are generally held 8 weekends a year, however, involve several family members and friends requiring more parking. The live productions are generally held 4 times over a weekend (Friday evenings, Saturday afternoons and evenings, and Sunday afternoon) when many of the businesses are closed for the weekend (as shown in the attach list of existing tenant hours). The available parking compliments this use schedule.  Agenda Item 4A Page 6 of 8 Text Amendment / Special Use 321 Stevens Street Observed Open Parking Spaces for 321 Stevens Street January 25, 2016 through February 8, 2016. Morning (8:00 -11:00 a.m.) Afternoon (12:00 - 3:00 p.m.) Evening (5:00 – 8:00 p.m.) Number of Open Spaces Number of Open Spaces Number of Open Spaces Onsite Offsite Onsite Offsite Onsite Offsite Monday 44 8 50 8 N/A N/A 2/8/16 Tuesday 21 5 44 8 N/A N/A 1/26/16 Wednesday 32 / 33 4/4 52 / 53 7/8 N/A N/A 1/27/16 & 2/3/16 Thursday 37 / 34 7/4 44 / 51 8/8 N/A N/A 1/28/16 & 2/4/16 Friday 34 3 50 7 N/A N/A 2/5/16 Saturday N/A N/A 50 6 68 8 2/6/16 Sunday N/A N/A 54 7 62 8 2/7/16 Notes: Mean Number of Spaces Onsite Parking Spaces Available = 45 Mean Number of Spaces Offsite Parking Spaces Available = 7 Median Number of Spaces Onsite Parking Spaces Available = 47 Median Number of Spaces Offsite Parking Spaces Available = 7 Mode Number of Spaces Onsite Parking Spaces Available = 44 and 50 Mode Number of Spaces Offsite Parking Spaces Available = 8 Table 2. Parking Utilization Survey. Source: Geneva Community Development Department, January/February 2016. 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 requested special use will not alter the existing ingress or egress to the site. In addition to the substantial amount of on-site parking available for the theater to use, there are eight (8) on-street parking spaces available adjacent to the property along the north side of Stevens Street. 5. The proposed building or use will not adversely affect or change the character of the area in which it is located. The requested special use would operate in a portion of the existing multi-tenant building. There are no changes to the exterior of the building. The location of the property is a mixed-use area of the City which includes light industrial, recreational, and residential uses. Therefore, the requested special use will not affect or change the character of the area in which it is located. 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  Agenda Item 4A Page 7 of 8 Text Amendment / Special Use 321 Stevens Street of the use will not adversely affect the use and development or hinder the appropriate development of adjacent and nearby properties. There are no changes proposed to the exterior of the building. The proposed interior changes include the addition of a stage and 100 folding chairs as well as sound proofing to the stage and walls to limit noise impacts to neighboring tenants. Therefore, the requested special use at this location would not adversely affect the use, development, and value 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 existing utilities, drainage, parking and other necessary facilities are sufficient to service the theater use, and such facilities would not adversely 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. There are no changes proposed to the exterior of the building. The proposed interior changes include the addition of a stage and 100 folding chairs. The City Building Department and Fire Department have reviewed the attached floor plans and have no objections to the change as proposed. 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 theater would occupy interior space within an existing mixed-use multi-tenant building and no exterior architectural changes will be made to accommodate the use. Accordingly, there would be no impact on the immediate neighborhood. RECOMMENDATION Staff will provide a recommendation at the conclusion of the public hearing. REVIEW/APPROVAL PROCESS: NEXT STEPS* 1. March 14, 2016 – Committee of the Whole review and recommendation to City Council 2. March 21, 2016 – City Council consideration of request *This timeline is provided for informational purposes only, exact dates are subject to change. ATTACHMENTS Text Amendment Narrative Standards for Special Use Site Plan Photograph Floor Plan – Suite P  Agenda Item 4A Page 8 of 8 Text Amendment / Special Use 321 Stevens Street Floor Plan of Entire Upper Level List of Existing Tenants Hours of Operation of Existing Tenants Photographs of the Building  Monday Tuesday Wesnesday Thursday Friday Saturday Sunday Core Wellnes Chiropractic 9AM–7PM 3-7PM 9AM-7PM 9AM-6PM 10AM-6PM 12-6PM CLOSED Prana Yoga 6AM-9PM* 6AM-9PM* 6AM-9PM* 6AM-9PM* 6AM-9PM* 6AM-9PM* 6AM-9PM* Air Filters Express ONLINE ONLINE ONLINE ONLINE ONLINE ONLINE ONLINE G. Klemm Roofing APPT. ONLY APPT. ONLY APPT. ONLY APPT. ONLY APPT. ONLY APPT. ONLY APPT. ONLY Geneva Cabinet Gallary 9AM-5PM 9AM-5PM 9AM-5PM 9AM-5PM 9AM-5PM CLOSED CLOSED Geneva Cabinet Gallary Storage N/A N/A N/A N/A N/A N/A N/A Havlicek Builders, Inc. 9AM-5PM 9AM-5PM 9AM-5PM 9AM-5PM 9AM-5PM CLOSED CLOSED K Creative Fresh Ground Roasting 10AM-6PM 10AM-6PM 10AM-6PM 10AM-6PM 10AM-6PM 9AM-1PM CLOSED Tom Detelich Geneva Fit, LLC 5AM-9PM 5AM-9PM 5AM-9PM 5AM-9PM 5AM-7PM 7AM-5PM 7AM-3PM KDM Financial 8AM-5PM 8AM-5PM 8AM-5PM 8AM-5PM 8AM-5PM CLOSED CLOSED Lion Productions ONLINE ONLINE ONLINE ONLINE ONLINE ONLINE ONLINE Havlicek File Storage N/A N/A N/A N/A N/A N/A N/A The Water Bowl 7AM-7PM 7AM-7PM 7AM-7PM 7AM-7PM 7AM-7PM 9AM-5PM 9AM-5PM *Times based on class schedule  Legend Quad receptacle Fluorescent light Electrical panel Sconce Existing 3 6steel Exit door to remain, Fire rated Duplex receptacle $ Switch Emergency light Exit sign Existing furnace and mech system to remain Existing CMU demising Exit $ Existing stairwell Exist. Existing Existing furnace 3’ 8” door Existing demising wall Low step Low step Em. light light 2x4 wall to ceiling w/ 1/2” sheathing both sides light Exist. 3’ 6” Min. 80” clearance Existing above step at stair fluo 42” opening 2x4 wall to ceiling w/ 1/2” Stage Dimensions: Depth - 18’ Existing fluo Width – 27’ sheathing both sides 10”H 2x4 Height – 1’ 6” knee wall 44” Exist. Backstage Existing fire rated demising wall 7’ 6” Backstage area Painted exposed 7’ 6” 3’ 6” min ceiling to remain Seating Area 3’ 6” min Existing CMU demising typical Solid blocking @ 2x8 w/ each knee wall, 200A existing sheathing at in joist bays panel w/ perimeter dedicated outlet Existing fluo $ Existing Stage fluo Depth 18’ Width 27’ Height 1’ 6” Tech Area 2x8 floor joists @ 1’ 4” O.C. on knee walls 6’ 0” span 6’ 0” span 6’ 0” span 3’ 6” Exist. Exist. Exist. column Exist. Exist. column column column $ Existing fire rated demising wall - typical Playhouse 38 3/4” decking, typical Existing (2) 30 x 68 2x8 FJ Steel doors, fire rated 2x8 FJ posted down 3” rockwool insul. fireblock Varies w/ ex. wiseats to slab at arch 3/8” plywood around Buildout Plan fastened to FJ 1’ 6” max Varies curve at end of stage Varies wi Gypsum board fireblocking 2x8 turned and continuous at each 2x4 10” Var with electrical plan fastened to posts and joist ends kneewall Exist. conc. slab  PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT Q R S PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT T P D N WH M L O F E C B A J I H Upper Level Floor Plan PRODUCED BY AN AUTODESK EDUCATIONAL PRODUCT