City of Geneva Plan Commission met April 12.
Here is the minutes provided by the Commission:
Vice Chairman Mead called the meeting of the Geneva Plan Commission to order at 7:00 p.m. Roll call followed:
Present: Chairman Stocking; Commissioners Case, Leidig, Mead, Slifka, Stevenson
Absent: Commissioners Dziadus, Evans, Kosirog
Staff Present: Community Development Dir. David DeGroot, City Planner Paul Evans
Public Present: Petitioners John McLinden, with StreetScape Development, LLC; Charlie Cloutier with Northwestern Medicine; Jamie Dwyer, 128 N. 6th St.; Jodi Henninger, 2300 Cabot Dr., Lisle; Glorianne & Colin Campbell, 18 S. 6th St.; J. Finley, 1732 Spring Valley Dr., Elburn; Planet Depos Court Rptr. Jean Busse; Recording Secretary Celeste Weilandt
Approval of the Agenda:
Commissioner Case made a motion to move Agenda Item 6A after Item 5A in order to move the Cetron matter to the end of the agenda. Second by Commissioner Stevenson. Motion carried by voice vote of 6-0.
Approval of Minutes of March 22, 2018:
Minutes of the March 22, 2018 meeting were approved on motion by Commissioner Leidig, seconded by Commissioner Stevenson. Motion passed by voice vote of 6-0.
Public Hearing:
(Due to a conflict of interest on the next two cases, Chairman Stocking recused himself from the meeting and stepped away at 7:02 p.m.)
Vice Chairman Mead read the protocol for the public hearing and swore in those individuals who would be speaking on this matter. City Planner Paul Evans read into the record the contents of the case file.
A. Delnor Hospital PUD Amendment – Request for amendment to the Delnor Hospital Planned Unit Development (17th Restatement of Ordinance 2003-33) for modifications to the existing parking ratio for medical offices and the hospital. [Continued from March 22, 2018] Location: 3000 S. Randall Road. Applicant: Charlie Cloutier, Northwestern Medicine.
Mr. Charles Cloutier, Director of Planning and Construction for Delnor Hospital, 300 Randall Road, Geneva appeared before the commissioners and was requesting a PUD amendment to revise the hospital’s parking ratio to better reflect the need on campus. Current parking ratio for Delnor Hospital was 4 parking spaces for every 1,000 sq. feet of space, regardless of use type. According to a June 2016 parking study the hospital conducted, 60% of the hospital’s parking spaces were occupied on the busiest day of the week during the busiest time of the day, or, in other words, 40% (1,000 parking spaces) not used. City staff also agreed with the parking findings. The proposal was to split up the parking requirements based on the various building uses on the campus.
Mr. Cloutier provided a chart of the proposed parking ratio changes, based on peak demands: for the hospital, 2.5 spaces per 1,000 SF; medical office, 3 spaces per 1,000 SF; Wellness Center, no change; Extended Care, 1 space per 1,000 SF; and storage buildings, 1 space per 1,000 SF. Mr. Cloutier reviewed staff’s findings/recommendations regarding the staff parking for the medical office buildings on campus. In reviewing leases for third-party tenants of the medical office buildings, Mr. Cloutier explained a letter was sent to the tenants now requiring them to park in the west parking lot. As for staff’s recommendation to delineate patient parking from employee parking, with signage, Mr. Cloutier explained that based on the action taken to date to address employee and tenant parking, he did not believe signage would add any incremental change and signage would only confuse patients. As to staff’s recommendation to have patients park in Lot G, he did not feel it was a problem currently and would address it in the future. The goal he emphasized, was to make parking as easy as possible for the patient. He noted complimentary valet parking existed at three entrances.
Commissioner questions followed. Asked if there had been consideration for a parking garage, Mr. Cloutier did not foresee that change unless a substantial expansion was made. Regarding employee parking issues, if any, Mr. Cloutier explained there had not been any issues with the employees; enforcement would be difficult.
Mr. Cloutier reminded the commissioners that the parking spaces, as they exist, would not change. Commissioner Leidig voiced the challenges of her own parking experience when visiting her doctor. Commissioner Mead recommended encouraging employees to park in the western lot to free up space for patients, which would diminish the issue. He supported the language in staff’s report that “should significant parking deficiencies develop on the campus in the future, staff would require that a campus-wide parking utilization survey be submitted as part of an expansion project to determine if the proposed ratios are still effective or if more surface parking should be developed” especially when a building was being brought forward like the surgical building. Mr. Cloutier was supportive of staff’s suggested language for the PUD.
Per a question, Mr. Cloutier shared that the hospital provided a shuttle service for employees during colder weather. However, he believed valet parking was a better option for the patients. Vice chair Mead opened up the meeting to public comment. No comments followed. Vice chair Mead asked for clarification from Mr. Cloutier regarding the hospital’s response to staff’s two recommendations: Mr. Cloutier stated the hospital was “receptive” to having Lot I restricted to patient parking, but staff and he differed on how it would be executed. Mr. Cloutier was open to having signage that states “Patients” but not having signage that says “Employee Parking.” As for Lot G, Mr. Cloutier did not support the recommendation as it would confuse patients and he was already addressing the matter by sending out correspondence to tenants/employees. Commissioner Case moved to close the public hearing. Seconded by Commissioner Stevenson. Roll call: (Stocking recused.)
Aye: Case, Leidig, Mead, Slifka, Stevenson
Nay: None Motion Passed: Vote: 5-0
Commissioners discussed Condition 1b (pg. 5 of staff report) regarding directing patients of the 302 building to Lot G. Commissioners shared that Delnor was trying to be proactive by sending letters to its tenants; it was trying to be a good steward to the community; and would address any issues that came to light. Consensus among the commissioners was to keep Condition 1a in the motion but not Condition 1b from staff’s report.
Commissioner Case made a motion to approve the amendment to the Delnor Planned Unit Development (17th Restatement of Ordinance 2003-33) for modifications to the approved parking ratio from 4 parking spaces per 1,000 SF of net floor area to 2.5 parking spaces per 1,000 SF of net floor area for the Hospital and 3.0 parking spaces per 1,000 SF of net floor area for the Medical Offices. All other parking ratios are proposed to remain unchanged. As a condition to this approval, the applicant agrees to provide signage for Lot I to restrict parking for patients only, and all information in staff’s report. Seconded by Commissioner Leidig. Roll call: (Stocking recused.)
Aye: Case, Leidig, Mead, Slifka, Stevenson
Nay: None Motion Passed Vote: 5-0
Site Plan Review [Continued from March 22, 2018]
A. Delnor Hospital Surgery Center – Request for Site Plan Approval to allow the construction of a two-story, 23,855 square foot addition and 30,000 sq. foot renovation of the Surgical Services Department. Location: 300 S. Randall Road. Applicant: Charlie Cloutier, Northwestern Medicine
Mr. Cloutier explained this was the 17th Amendment to the PUD as it relates to the Surgery Center. He walked through and explained the room size challenges and deficiencies of the current surgery center, discussing that the proposal is to standardize the operating rooms and resize the pre and post-operation space. Details followed. The new department will have 10 operating rooms, 2 GI rooms, and 44 pre-post rooms, and storage/support space. The proposed building will be a two-story 24,000 sq. foot building replacing the existing loading dock. Details of the building’s layout and interior followed. Exterior materials and defining details of the building followed which will match the existing hospital. Mr. Cloutier envisioned breaking ground in late spring/early summer.
Commissioner discussion topics included whether the center was really necessary or not with Mr. Cloutier explaining it was needed, stating the efficiency of the surgery department was being improved overall. No increase in administrative staff would occur. Vice Chair Mead pointed out the proposal also put the hospital into compliance with the State of Illinois. As to concerns about hearing trucks backing up to the loading dock, Mr. Cloutier said wall insulation would resolve any noise.
Commissioner Case moved to approve the request for site plan approval to allow construction of a two story, 23,855 SF addition and 30,000 SF renovation of the Surgical Service Department with the following conditions: 1) final engineering shall be approved prior to building permit issuance by the city; and 2) prior to building permit issuance, the applicant will submit for approval to the Community Development director, a permanent trash enclosure for the dumpsters located at the west end of the project area to be constructed at the completion of the project. Staff and the applicant will work together to find a suitable solution to the trash enclosure (regarding materials). Commissioner Leidig seconds. Roll call:
Aye: Case, Leidig, Mead, Slifka, Stevenson
Nay: None Motion Passed. Vote: 5-0
Mr. Cloutier stated he was proposing the enclosure to have a chain link fence with green insert slats since it already existed and shielded the oxygen tank. He did not want to introduce a material that did not exist there currently. Planner Evans asked if the current enclosure location was ever approved wherein Mr. Cloutier stated he did not know. That being the case, Evans stated that masonry may be more suitable since wood was combustible. Dir. DeGroot agreed with Mr. Cloutier that there was no code requirement for the fence to be masonry or wood but through the years, he pointed out the commission and council had encouraged enclosures that were more in keeping with the architecture of the building or pushing them up closer to the building. He stated it was recommendation (not a requirement). Mead suggested changing the above language to reflect staff and Delnor work together.
(Chairman Stocking returned. A short recess followed at 7:51 p.m.; commissioners returned at 7:54 p.m.)
Chairman Stocking entertained a motion to re-open the public hearing.
Commissioner Mead made a motion to reopen the public hearing, second by Commissioner Leidig. Motion carried by voice vote of 6-0.
B. Cetron Place – Requests for:
i. A Zoning Map Amendment to rezone Parcel 4 and part of Parcel 5 lying westerly and southerly of Parcel 4, from the R6 Medium Density Two- and Three-Family Residential District to the B6 Planned Unit Development Business District.
ii. A Zoning Map Amendment to rezone Parcel 3, those parts of Parcels 2 and 8 lying easterly of Parcel 3, and part of Parcel 5 lying easterly and northerly of Parcel 3, from the B2 Business District to the B6 Planned Unit Development Business District.
iii. A Zoning Map Amendment to rezone Parcels 1, 2, 6, 7 and 8, except those parts of Parcels 2 and 8 lying easterly of Parcel 3, from the I2 General Industrial District to the B6 Planned Unit Development Business District.
iv. Preliminary Planned Unit Development Plan Approval under the B6 Business District for the subject property, including a 6-unit townhome building with a shared courtyard area, 16 single-family homes with a shared courtyard area, a 3- story mixed-use building containing 5,450 square feet of retail space and 20 apartments, associated on-street and off-street parking spaces, and the construction of a bike path along the eastern boundary of the property connecting W. State Street to Peyton Street.
Location: Northeast of the W. State Street and Richards Street intersection
Applicant: John McLinden, StreetScape Development, LLC on behalf of Karis Capital, LLC
Applicant John McLinden, 8149 Lincoln Ave., Skokie, Illinois provided some background on his company Streetscape and briefly reviewed some of the completed projects he did in Libertyville and Skokie, Illinois. His company has reached national publications. Tonight he was seeking approval from the commissioners for the site, density, and unit types.
For the Cetron site, Mr. McLinden was proposing six townhomes, a retail/apartment area and 16 separate single-family homes. The mixed use building will contain over 5,400 sq. feet of retail and include 20 units above the retail along with 20 parking spaces. Renderings and elevations followed. The building will include masonry/stone material panels and the storefronts will have a masonry base at the sidewalk level.
Sixteen single-family homes will be located on Richards Street around the court yard and include 8-foot front porches to promote community engagement. Two-car garages (attached or detached) will also be included, along with 32 on-street parking spaces on Richards and Cetron Place. Three different lot lengths are being proposed -- 100, 125 and 150 feet deep – and one standard width -- 29 feet. Homes will range from 1900 SF to 3300 SF. Architectural designs will be customer- driven. The proposed maximum height will be 36 feet for the 3-story homes. As for staff’s concern about the lot closest to the sidewalk, Mr. McLinden stated it will be restricted to a two-story home.
Mr. McLinden proceed to explain that an Accessory Dwelling Unit (“ADU”) was a 400 to 600 SF space created above the garage which could be used for an aging parent or returning child. Colored townhome renderings for the six units followed, noting their front courtyard layout. Setbacks for the single-family homes will be 48 ft. from Peyton Street with a five-foot buffer for a fence and landscaping, and be 34 feet from the property line. Mr. McLinden explained he did go before the HPC in March and explained the townhomes were in a very good location for a transition area. The HPC, however, had concerns that the overall height of the townhomes would be overpowering to the historic homes. As a result, he reduced the townhomes to 38 feet with varying roof lines. The HPC preferred a traditional frontage alignment parallel with Cetron Place and, in response, Mr. McLinden explained the placement, as shown, created more interest and an attractive courtyard. The HPC also believed the full flight of stairs at the front porches seemed uncharacteristic, wherein Mr. McLinden reported the stairs were half height. The HPC recommended more green space to be added to the private alley abutting the east property line, wherein Mr. McLinden explained there was a five-foot green space area and a 34-foot setback. Parking spaces would not be removed near the townhomes due to their importance for guests. Elevations followed. Lastly, Mr. McLinden stated the rear side of the townhomes would include architectural character. As a housekeeping matter, Planner Evans read into the record the contents of the file. Commissioner Mead discussed with Mr. McLinden the traffic direction for Cetron Place and confirmed that all traffic, except for apartment and retail, would exit onto Peyton Street. Cetron Place would become a city street plowed by the city. A homeowners association would exist and the existing overhead utilities would be located underground for the single-family homes. Regarding the ADUs, they would initially be constructed with the home, but owners could apply for a permit afterwards if they wanted an addition, like any other home. Regarding the soil contamination, Mr. McLinden stated a third-party consultant would be hired to do the remediation and those costs would affect unit price.
Commissioner Leidig shared what her design hopes were regarding the apartment building, to which Mr. McLinden explained the design chosen included a modern building with more traditional materials used, stating it was the gateway to the city.
Per Commissioner Stevenson’s questions, the involvement of Karis Capital was briefly explained as well as the costs for the townhomes (low $500K) and single-family homes ($700K to $800K). The on-site stormwater run-off was explained, noting it would be underground. As to accommodating emergency vehicles, Dir. DeGroot stated the plans were revised to accommodate emergency vehicles. Stevenson appreciated the open green space and supported the development. To Commissioner Slifka’s questions, Mr. McLinden described that garages, whether attached or detached, would move along at various points on the plans. Alley access for the townhomes were also shared. Mr. McLinden believed a better path was for the vehicles to loop around to the alley.
Chairman Stocking asked the applicant whether he ran scenarios on Cetron Place with the 7th Street alignment wherein Mr. McLinden basically explained that the extension would lead to nowhere and for the development to absorb the costs of the intersection was a not a feasible approach. He was extending the bike path for the city. Phasing plans for the development followed. Returning to the 7th Street extension, Dir. DeGroot explained to the commissioners that something like the former Marquette proposal, along with redevelopment of the Ace Hardware site, would trigger the intersection’s extension and signalization.
Mr. Jake Findley, 1932 Spring Valley Drive, Elburn, IL, came forward and recalled this concept was originally proposed for South Street but commissioners suggested it for the Cetron site. As a result, he made moved the proposal to this site and made his contacts. Mr. Findley explained that Karis was made up of many investors. He and Rolf Anderson would own the mixed-use building into perpetuity. The two currently own a large part of the Geneva Theater Building, 3310 W. Main Street in St. Charles, and were working on $68M worth of industrial development across the country. The capital for this project would come from Karis.
Chairman Stocking invited the public to comment.
Mr. Jamie Dwyer, 128 N. Sixth Street, was excited about the project but expressed concern about the 38-foot height of the townhomes, the view from his home, and the view from Fifth Street. He asked whether there was a rear need for so many stairs within the 3-story townhome. Lastly, Mr. Dwyer voiced concern about the site’s water run-off and how it would be handled. Mr. McLinden responded accordingly. Mr. Dwyer cautioned the developer and staff about the bike path improvements and two driveways directed towards Peyton Street because trucks made deliveries to the Burgess Norton loading dock. Safety was a concern. He further inquired about bike path improvement plans north of Peyton to which Dir. DeGroot responded.
Mr. Colin Campbell, 18 S. Sixth Street, supported the proposed plan and, as far as the concerns about the three-story townhomes, he stated he resides behind the Shodeen townhomes on Seventh Street and there have been no issues. Mr. Campbell appreciated local people involved in the project.
Referring to the two letters on the dais, Mr. McLinden confirmed he did see them and explained the letter from the individual who resides on Richards Street, he will take his comments into consideration. Dir. DeGroot added that the townhome portion will go to the HPC with the final PUD to go before this commission. At this time, he invited commissioners to provide their comments on the elevations.
Chairman Stocking recommended the applicant pay attention to the western gateway and provide architectural details on the north side of State Street, letting people know they entering the downtown area and to add some outdoor space, not necessarily on the State Street side. He appreciated the HPC’s comments regarding height but recommended that the townhomes on Fourth Street be reduced 2 to 3 feet with some articulation. He liked the concept for its location. For clarification, Dir. DeGroot asked commissioners for direction/consensus on the following: the townhome alignment was fine; the townhome height should be reduced as much as possible and plans should return to the commission. Mr. McLinden offered to have the townhome backs at 38 feet and fronts at 36 feet, to which the commissioners were fine. As for restricting Lot 10 to a two-story unit, commissioners were fine with that. As for the townhome alignment and increased open space, along with the parallel parking, commissioners were fine with that. Commissioners also agreed that the accessory dwelling units only be allowed on lots that provide more than 2 parking spaces; and lastly, regarding the parking behind the mixed-used building (shown as restricted to apartment units) and the on-street parking for Richards Street (to service the retail use), commissioners agreed, after much discussion, that the reserved parking for the apartments should remain as proposed and not change.
Hearing no more comments, the chairman entertained a motion to close the public hearing.
Motion by Case, seconded by Stevenson to close the public hearing. Roll call:
Aye: Case, Leidig, Mead, Slifka, Stevenson, Stocking
Nay: None Motion Passed. Vote: 6-0
Motion by Commission Mead, seconded by Commissioner Case to approve a Zoning Map Amendment to rezone Parcel 4 and part of Parcel 5 lying westerly and southerly of Parcel 4, from the R6 Medium Density Two- and Three-Family Residential District to the B6 Planned Unit Development Business District, subject to staff’s findings of fact. Roll call:
Aye: Case, Leidig, Mead, Slifka, Stevenson, Stocking
Nay: None Motion Passed. Vote: 6-0
Motion by Commissioner Mead, seconded by Commissioner Leidig, to approve a Zoning Map Amendment to rezone Parcel 3, those parts of Parcels 2 and 8 lying easterly of Parcel 3, and part of Parcel 5 lying easterly and northerly of Parcel 3, from the B2 Business District to the B6 Planned Unit Development Business District, subject to staff’s finding of fact. Roll call:
Aye: Case, Leidig, Mead, Slifka, Stevenson, Stocking
Nay: None Motion Passed. Vote: 6-0
Motion by Commissioner Mead, seconded by Commissioner Leidig, to approve a Zoning Map Amendment to rezone Parcels 1, 2, 6, 7 and 8, except those parts of Parcels 2 and 8 lying easterly of Parcel 3, from the I2 General Industrial District to the B6 Planned Unit Development Business District, subject to staff’s finding of fact. Roll call:
Aye: Case, Leidig, Mead, Slifka, Stevenson, Stocking
Nay: None Motion Passed. Vote: 6-0
Motion by Commissioner Mead, seconded by Commissioner Leidig, to approve a request for a Preliminary Planned Unit Development Plan Approval under the B6 Business District for the subject property, including a 6-unit townhome building with a shared courtyard area, 16 single-family homes with a shared courtyard area, a 3-story mixed-use building containing 5,450 square feet of retail space and 20 apartments, associated on-street and offstreet parking spaces, and the construction of a bike path along the eastern boundary of the property connecting W. State Street to Peyton Street, subject to staff’s finding of fact and the following conditions:
1. Prior to Preliminary Plan approval, the applicant shall delineate on a Site Plan the areas that can reasonably be expected to, or which, contain contaminated soils or materials or underground storage tanks;
2. School District and Park District contributions shall be finalized and paid at the time of final plat;
3. Final PUD approval shall be submitted within 2 years of Preliminary Plan approval;
4. Final PUD plans shall be in substantial conformance with the Preliminary PUD plans. Deviations, other than those that are minor or technical in nature, shall require reconsideration of the Preliminary PUD plans;
5. Restrict the single-family lot parallel and closest to Richard Street (Lot 10) to a two-story home;
6. Maximum height for the townhomes shall be 38 feet with a goal to deliver for the final PUD a reduced height to 36 feet; and
7. The ADUs will only to be allowed on lots with at least 3 off-street parking spaces located on site.
Roll call:
Aye: Case, Leidig, Mead, Slifka, Stevenson, Stocking
Nay: None Motion Passed. Vote: 6-0
Public Comment – None
Other Business:
Per Planner Evans, no cases were planned for April 26th. Updates followed regarding the Mill Race landmark nomination, the former Gander Mountain site, the 304 East Side Drive proposal and the Geneva Library.
Adjournment:
Meeting was adjourned at 9:15 p.m. on motion by Commissioner Case, seconded by Commissioner Mead. Motion carried unanimously by voice vote of 6-0.
https://www.geneva.il.us/AgendaCenter/ViewFile/Minutes/_04122018-1168
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