Kane County Reporter

City of Geneva Planning and Zoning Commission met Sept. 25

Here are the minutes provided by the commission:

1. Call to Order

Chairman Stocking called the meeting of the Geneva Planning and Zoning Commission to order at 7:00 p.m. and read a prepared statement of procedures for the meeting. He swore in the individuals planning to speak during the hearing.

2. Roll Call

Present: Chairman Stocking, Commissioners Evans, Moran, Slifka

Absent: Commissioners Holoman, Mead, Matyskiel

Staff Present: City Planner Matt Buesing, Community Development Director David DeGroot, Assistant City Planner Jessica Muncie

3. Approval of the Agenda

Motion by Commissioner Slifka, seconded by Commissioner Evans to approve the agenda. Motion passed unanimously by voice vote, 4-0.

4. Approval of Meeting Minutes, September 11, 2025

Motion by Commissioner Moran, seconded by Commissioner Slifka to approve the minutes of the September 11, 2025, meeting. Motion passed by voice vote, 4-0.

5. Public Hearing

The Commission held public hearings for Agenda Items 5A through 5C. Following the public hearings, the Commission also reviewed a proposal for a solar farm under Item 6A.

5A. Zoning Ordinance Text Amendment - Section 11-4A-4: Proposal to add “Dwelling Units on the Ground Floor” as a Special Use in the D-CM zoning district.

Applicants: Sudeep Pamulapati and Dawn Muir

Following a staff presentation by Assistant Planner Jessie Muncie, who confirmed the application was properly filed and explained the request as a broad text amendment to provide flexibility across the D-CM district, the two joint applicants outlined their specific needs. Sudeep Pamulapati cited an inability to lease his vacant commercial space after 6-7 months on the market, while Dawn Muir described the challenges of her small, 800 sq ft Cape Cod property at 122 Hamilton, including a lack of foot traffic, a recent fire, and physical limitations that make commercial use impractical; her goal is to use the property as an Airbnb or future residence, a use currently prohibited. During commissioner discussion, it was clarified that the Pamulapati property would contain two residential units and the Muir property would contain one.

Motion to Close Hearing

Motion by Commissioner Moran, seconded by Commissioner Evans.

AYE: Evans, Moran, Slifka, Stocking

NAY: None MOTION CARRIES 4-0

Commission Action on Item 5A

Motion by Commissioner Moran, seconded by Commissioner Slifka, to approve the Dwelling Units on the Ground Floor as a Special Use in the D-CM zoning district.

AYE: Evans, Moran, Slifka, Stocking

NAY: None MOTION CARRIES 4-0

5B. 828 W State Street Special Use: Request for a special use permit to allow a ground floor dwelling unit at the subject property.

Applicant: Sudeep Pamulapati

Staff confirmed the application for 828 West State Street was complete, with City Planner Matt Buesing noting the property already operates under a special use permit for an office—a use now permitted by-right—and that the new request for a ground-floor dwelling meets all special use standards, including parking requirements for the proposed two two-bedroom units. The applicant, Sudeep Pamulapati, reiterated his difficulty in leasing the commercial space despite flexible terms, emphasizing the need for residential conversion to prevent prolonged vacancy. The hearing concluded with public comment from Marcus Olson, an adjacent neighbor on 9th Street, who expressed no concerns with the proposed renovations.

Motion to Close Hearing

Motion by Commissioner Moran, seconded by Commissioner Evans

AYE: Evans, Moran, Slifka, Stocking

NAY: None MOTION CARRIES 4-0

Commission Action on Item 5B

Motion by Commissioner Moran, seconded by Commissioner Slifka, to approve the applicant's request for a special use permit for a ground floor dwelling unit in the D-CM commercial mixed-use district, subject to the findings of fact of city staff. Motion passed unanimously by roll call vote, 4-0.

AYE: Evans, Moran, Slifka, Stocking

NAY: None MOTION CARRIES 4-0

5C. 122 Hamilton Street Special Use: Request for a special use permit to allow a ground floor dwelling unit at the subject property.

Applicant: Dawn Muir

6. Concept Review

6A. 1203 E Fabyan Parkway Solar Farm: Concept review for a proposed solar farm.

Applicant: Forrest Howk, OneEnergy Renewables

Staff Presentation (Matt Buesing) highlighted:

• The 13-acre site is zoned I-1 Light Industrial; the zoning ordinance is silent on solar farms as a principal use.

• Approval would require a text amendment to allow the use as Special Use, followed by a Special Use Permit.

• The city's electric utility cannot receive power; the project would connect to ComEd.

• Property tax revenue is estimated at $35,000/year (greater than vacant land, but less than a potential industrial facility).

Applicant Presentation (Forrest Howk) included:

• Proposal for a 5-megawatt "Clarence Solar Project" with a 30-year lifespan and optional battery storage.

• Features would include native pollinator habitat and screening along Fabyan Parkway.

• Stated benefits include property taxes, energy savings for subscribers, and potential donations to local non-profits.

Commission Discussion focused on:

• The trade-off in long-term tax revenue versus the benefits of green energy.

• The fact that Geneva residents cannot directly subscribe to the power.

• Questions about decommissioning, battery storage, and site maintenance.

• General interest was expressed, and the applicant was encouraged to submit a formal application.

Action: No formal action was taken. This was a concept review only.

7. Public Comment

Bill Kale, a resident of Geneva, spoke in favor of the solar farm concept. He cited the global need for renewable energy, the upcoming reduction in output from the Prairie State energy contract, and the growing demand for power from data centers. He viewed the project as a way to help minimize emissions and relieve future pressure on energy prices.

8. Other Business

Mr. Buesing provided a schedule for upcoming items, confirming that the recommendations for Agenda Items 5A, 5B, and 5C, along with the city-initiated text amendments reviewed on September 11th, will be forwarded to the City Council for their consideration on October 6, 2025.

He announced that the next Planning and Zoning Commission meeting is scheduled for October 9, 2025. The agenda is expected to be light, containing primarily one variation request for a residential front porch addition.

Commissioner Moran requested that staff research municipal ordinances regulating electric scooters and motorized minibikes, citing public safety concerns. He specifically referenced the City of Winnetka's regulations as a potential model, clarifying that the request is separate from e-bike regulation. Community Development Director David DeGroot noted that the Geneva Police Department is already actively reviewing the issue. City Planner Matt Buesing added that the Bike and Pedestrian Committee had also discussed it, and that the advocacy group Ride Illinois anticipates potential state legislation in a future spring session. Commissioner Moran advocated for the Commission to consider local action proactively, rather than waiting for uncertain state-level legislation.

9. Adjournment

Commissioner Evans moved to adjourn at approximately 8:09 p.m.

https://www.geneva.il.us/AgendaCenter/ViewFile/Minutes/_09252025-2597