CITY OF GENEVA PLAN COMMISSION

Similar documents
CITY OF GENEVA PLAN COMMISSION

Minutes of the Kane County Regional Planning Commission. Kane County Government Center 719 Batavia Avenue, Building A Geneva, Illinois.

CITY OF GENEVA PLAN COMMISSION

CITY OF ALBERT LEA PLANNING COMMISSION ADVISORY BOARD

DeWITT CHARTER TOWNSHIP 1401 W. HERBISON ROAD, DeWITT, MI PLANNING COMMISSION MINUTES MONDAY, MARCH 6, 2006

1. #1713 Hovbros Stirling Glen, LLC Amended Final Major Subdivision

A G E N D A. Administrative Review Board City Council Chambers 800 Municipal Drive, Farmington, NM February 9, 2017 at 6:00 p.m.

DEWITT CHARTER TOWNSHIP 1401 W. HERBISON ROAD, DeWITT, MI PLANNING COMMISSION MINUTES TUESDAY, SEPTEMBER 5, 2006

DEWITT CHARTER TOWNSHIP 1401 W. HERBISON ROAD, DeWITT, MI PLANNING COMMISSION MINUTES MONDAY, APRIL 7, 2008

ANOKA PLANNING COMMISSION REGULAR MEETING ANOKA CITY HALL TUESDAY, MAY 16, :00 P.M.

ZONING BOARD OF APPEALS MINUTES JUNE 14, Chairman Garrity thanked ZBA Member Michael Waterman for his many years of service on the ZBA.

CITY OF MANHATTAN BEACH [DRAFT] PLANNING COMMISION MINUTES OF REGULAR MEETING JANUARY 28, 2015

A favorable recommendation to the City Council is requested.

CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES DECEMBER 7, 2016

NOTICE OF MEETING AND AGENDA FOR THE PLANNING COMMISSION OF SPRINGVILLE, UTAH... JANUARY 23, 2018

PLANNING & ZONING COMMISSION CITY OF PALMER, ALASKA REGULAR MEETING THURSDAY, JULY 17, :00 P.M. - COUNCIL CHAMBERS

A REGULAR MEETING MINUTES PLANNING AND ZONING BOARD FEBRUARY 5, 2007

PLANNING COMMISSION MINUTES OF MEETING Wednesday, December 12, :00 p.m.

PROCEEDINGS OF THE ST. CLOUD PLANNING COMMISSION. A meeting of the St. Cloud Planning Commission was held on May 10, 2011, at 6 p.m.

CITY OF APPLE VALLEY PLANNING COMMISSION MINUTES JUNE 21, 2017

ZONING BOARD OF APPEALS MINUTES MAY 28, 2013

ALPINE TOWNSHIP PLANNING COMMISSION REGULAR MEETING June 15, 2017

CLAY TOWNSHIP PLANNING COMMISSION MEETING MINUTES September 28, 2015

SAGINAW CHARTER TOWNSHIP PLANNING COMMISSION SAGINAW CHARTER TOWNSHIP HALL DECEMBER 2, Members Present Members Absent Others Present

The Zoning Committee voted 4-2 to APPROVE this petition.

Planning and Economic Development Department

ZONING BOARD OF APPEALS MINUTES SEPTEMBER 22, Acting Chairperson Micheli explained the procedures of the Zoning Board of Appeals.

Minutes of the Tuesday November 28th, 2017 Planning and Zoning Commission Meeting Roll Call. Agenda Approval.

TOWN OF ORO VALLEY PLANNING & ZONING COMMISSION MEETING DATE: December 6, 2011

DERRY TOWNSHIP PLANNING COMMISSION MEETING MINUTES December 11, 2018

BEDFORD TOWNSHIP BOARD OF ZONING APPEALS REGULAR MEETING MINUTES 8100 JACKMAN ROAD, TEMPERANCE, MICHIGAN MARCH 7, 2016

Village of Glenview Plan Commission

A i r l i n e R o a d, A r l i n g t o n, T N

Official Minutes of MARION COUNTY BOARD OF COUNTY COMMISSIONERS. December 20, 2017

Village of Glenview Plan Commission

1. Roll Call. 2. Minutes a. September 26, 2016 Regular Meeting. 3. Adoption of the Agenda. 4. Visitors to Be Heard

RESOLUTION NO. RESOLUTION APPROVING ZONING PETITION 84-71, Special Exception. WHEREAS, the Board of County Commissioners, as the governing

M E M O R A N D U M. Meeting Date: May 1, Item No. H-4. Steve Polasek, Interim City Manager. David Hawkins, Senior Planner

Village of Glenview Plan Commission

Staff Report PLANNED DEVELOPMENT. Salt Lake City Planning Commission. From: Lauren Parisi, Associate Planner; Date: December 14, 2016

PLANNING AND ZONING COMMISSION

Charter Township of Lyon. Planning Commission Meeting Minutes March 13, 2017

Community Dev. Coord./Deputy City Recorder

MINUTES OF THE PLANNING AND ZONING COMMISSION CITY OF HAYDEN, KOOTENAI COUNTY, IDAHO. September 17, 2018

FERNLEY PLANNING COMMISSION MEETING MINUTES JULY 11, 2018

PLANNING COMMISSION STAFF REPORT

TOWN OF WELLS, MAINE PLANNING BOARD

Also present were Bill Mann, Senior Planner and Senior Secretary Amber Lehman.

MIDDLETOWN TOWNSHIP PLANNING COMMISSION REGULAR MEETING MIDDLETOWN MUNICIPAL BUILDING WEDNESDAY, November 2, 2016

VILLAGE OF ORLAND PARK

MINUTES JOINT MEETING LINCOLN COUNTY and SIOUX FALLS PLANNING COMMISSIONS 7:00 pm August 10, 2011

REGULAR MEETING OF THE PLANNING COMMISSION Dearborn, Michigan. June 12, 2017

CITY OF BATAVIA. DATE: September 23, 2016 Committee of the Whole-CD Drew Rackow AICP, Planner

The following Commission members were in attendance: Keith Marstellar and Sam Swogger arrived late and did not participate in the hearing.

CITY OF TAFT PLANNING COMMISSION REGULAR MEETING WEDNESDAY, JANUARY 20, 2016 CITY HALL COUNCIL CHAMBERS 209 E. KERN ST.

Subject to change as finalized by the City Clerk. For a final official copy, contact the City Clerk s office at (319)

AGENDA ADDITIONS / DELETIONS: REYNOLDS MOVED, SECOND BY JOHNSON, TO APPROVE THE AGENDA. UPON THE VOTE, THERE WERE 4 AYES, 0 NAYS. MOTION CARRIED.

VILLAGE OF HINSDALE ZONING BOARD OF APPEALS MINUTES OF THE MEETING October 15, 2014

Community Development Department

REGULAR MEETING BUFFALO GROVE PLAN COMMISSION. April 17, 2013

TOWNSHIP OF COLTS NECK PLANNING BOARD MEETING MAY 8, 2012 MINUTES

VILLAGE OF DOWNERS GROVE PLAN COMMISSION VILLAGE HALL COUNCIL CHAMBERS 801 BURLINGTON AVENUE. January 7, :00 p.m. AGENDA

Director Glas-Castro stated the Applicant for Items #2 and #3 requested a continuance to the February 10, 2015 meeting.

Community Development Department Council Chambers, 7:30 PM, September 7, 2017

Meeting Announcement and Agenda Mt. Pleasant Zoning Board of Appeals. Wednesday, April 25, :00 p.m. City Hall Commission Chamber

MINUTES MANHATTAN BOARD OF ZONING APPEALS City Commission Room, City Hall 1101 Poyntz Avenue Wednesday, July 9, :00 PM

HISTORIC PRESERVATION BOARD BOARD AGENDA

CLEARFIELD CITY COUNCIL AGENDA AND SUMMARY REPORT July 31, 2018 SPECIAL POLICY SESSION

WOODS CROSS CITY PLANNING COMMISSION MEETING MARCH 27, 2018

PLANNING AND ZONING BOARD OF APPEALS - MINUTES -

NOTICE OF MEETING The City of Lake Elmo Planning Commission will conduct a meeting on Monday December 10, 2018 at 7:00 p.m. AGENDA

THE AREA PLAN COMMISSION OF ST. JOSEPH COUNTY, IN AGENDA

7. Risbara Properties, LLC requests a preliminary subdivision review for 31 Dresser Road, Assessor s Map R31, Lot 18*

Preliminary report for a mixed beverage late hours alcoholic beverage special use permit. Recommendation

Planning and Economic Development Department

M E M O R A N D U M. Planning and Zoning Commission. Daniel Turner, Planner I

WRITTEN DECISION OF THE HAYDEN CITY COUNCIL REGARDING MAPLE GROVE PRELIMINARY SUBDIVISION APPLICATION (SUB-0013) HAYDEN SIGNATURE, LLC

URBANDALE PLANNING AND ZONING COMMISSION MINUTES. July 9, 2018

Staff Report PLANNING DIVISION COMMUNITY & ECONOMIC DEVELOPMENT. Alley Closure

PLANNING COMMISSION MEETING

CHECKLIST FOR DEVELOPMENT REVIEW

MINUTES OF THE REGULAR MEETING OF THE PLANNING AND ZONING COMMISSION OF THE CITY OF SUNSET HILLS, MISSOURI HELD ON WEDNESDAY, JANUARY 3, 2018

TOWNSHIP OF WATERFORD 2131 AUBURN AVE., ATCO, NJ 08004

CITY OF FARMERSVILLE CITIZEN ADVISORY COMMITTEE AGENDA November 17, :30 P.M. 1, COUNCIL CHAMBERS, CITY HALL

Rezoning Petition ZONING COMMITTEE RECOMMENDATION September 6, 2011

Video-taped & Audio-recorded. The meeting was called to order by Tom Barrett, Chairman of the Planning

AGENDA. 2. Review of Agenda by the Board and Addition of items of New Business to the Agenda for Consideration by the Board

SUBJECT: Application for Planned Unit Development and Rezoning 1725 Winnetka Road

9. REZONING NO Vicinity of the northwest corner of 143 rd Street and Metcalf Avenue

Town of Hamburg Planning Board Meeting August 8, 2018

JUNE 25, 2015 BUTTE-SILVER BOW PLANNING BOARD COUNCIL CHAMBERS BUTTE, MONTANA MINUTES

A REGULAR MEETING MINUTES PLANNING AND ZONING BOARD JANUARY 05, 2009

BOARD OF ZONING APPEALS November 13, 2018 Decisions

MINUTES PARK TOWNSHIP PLANNING COMMISSION Park Township Hall nd Street Holland, MI Regular Meeting March 14, :30 P.M.

BEACH JACKSONVILLE. Call to Order. The meeting was called to order by Chairman Greg Sutton.

STAFF REPORT FOR ANNEXATION AND ZONING. CASE NAME: Taylor Annexation and Zoning PC DATE: August 7, 2013

HANOVER TOWNSHIP, LEHIGH COUNTY REGULAR COUNCIL MEETING. February 7, :30 P.M.

2. Rezone a portion of the lot from R2 (Small Lot Residential) to RD2 (Duplex: Housing Lane).

1 N. Prospect Avenue Clarendon Hills, Illinois

Watertown City Council

Transcription:

Meeting Agenda CITY OF GENEVA PLAN COMMISSION AUGUST 10, 2017 MEETING #1185 Location City Hall Council Chambers 109 James Street Geneva, IL 60134 Time 7:00 p.m. Commissioners Scott Stocking, Chairman John Mead Fred Case Mike Dziadus Mim Evans Cindy Leidig Ron Stevenson Michael Slifka Bradley Kosirog Staff Liaison Paul Evans City Planner Phone: (630) 845-9654 Email: pevans@geneva.il.us 1. Call to Order 2. Roll Call 3. Approval of Agenda 4. Approval of Minutes: July 27, 2017 5. Concept Review A. 7 th & State Redevelopment - Request for conceptual review of a proposal to redevelop the former Cetron site, located at the northeast corner of the intersection of State Street and Richards Street. The concept includes the following: i. Demolition of the existing structures located at 7 Richards Street and 17/19 Richards Street ii. Extension of Hamilton Street east to 7th Street, which would extend north to Peyton Street. iii. Construction of ten 3-story townhome buildings containing 41 units. iv. Construction of a bike path along the eastern boundary of the property. Redevelopment of the property would require an amendment to the City s Comprehensive Plan, a Zoning Map Amendment and Preliminary/Final Planned Unit Development Plan Approval. Location: 7 Richards Street, 17/19 Richards Street and 715 Hamilton Street Applicant: Matthew Pagoria, M/I Homes 6. Public Comment 7. Other Business 8. Adjournment 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 August 10, 2017 PLAN COMMISSION PROCEDURE FOR CONCEPT REVIEWS Item number 5A on the agenda is a concept review. The Plan Commission will not formulate a recommendation on the contemplated development. A concept review provides the Plan Commission and the public with an opportunity to ask questions, provide informal review comments, and convey any concerns they may have. A public hearing would be required before the Plan Commission in the future if the developer decides to submit a formal application for the contemplated development. Notice of a public hearing would be mailed to all property owners within 500 feet of the property and would be published in a local newspaper no less than 15 days prior to the public hearing. At a public hearing all interested parties would be invited to present testimony for or against the petition and cross-examine witnesses presenting testimony for or against the petition. The procedure we will follow for the concept review this evening is as follows: First, the developer will provide an overview of the contemplated development and will present any supporting plans or exhibits. Second, the Plan Commission members will have an opportunity to ask the developer questions. Third, members of the public will have an opportunity to ask questions, provide comments, and convey any concerns they may have. Fourth, the developer will have an opportunity to answer questions and respond to any of the comments made. Finally, the Plan Commission will provide the applicant with informal review comments and convey any concerns they may have. We are taking minutes of the meeting so if you do plan on speaking tonight we ask that you provide your name and address on the registration sheet located near the entrance of the room and sign in the space provided. We also ask that you state your name and address when you approach the lectern to speak. If you speak multiple times, please state your name each time. Everyone that wishes to speak will be given an opportunity to do so. However, if your comment has already been made or your question has already been asked, it is not necessary to repeat it.

PLAN COMMISSION MINUTES City of Geneva 109 James Street - City Council Chambers July 27, 2017 Meeting #1184 Chairman Stocking called the meeting of the Geneva Plan Commission to order at 7:02 p.m. Roll call followed: Present: Commissioners Case, Kosirog, Leidig, Mead, Slifka, Stevenson, Chairman Stocking Absent: Commissioners Evans and Dziadus Others Present: Community Development Dir. David DeGroot; City Planner Paul Evans; Recording Secretary Celeste Weilandt Public Present: Messrs. Rick Zirk, Bob Mine (phonetic), Kirt Wick (phonetic) and Chuck Bryum with Taylor Morrison Architects; 1834 Walden, Schaumburg, IL Approval of Agenda Motion by Commissioner Mead, seconded by Commissioner Leidig to approve the agenda. Motion carried by voice vote of 7-0. Approval of Minutes of June 8, 2017 Minutes of the June 22, 2017 meeting were approved on motion by Commissioner Case, seconded by Commissioner Leidig. Motion carried by voice vote of 7-0. Site Plan Review A. Riverbank Crossing Applicant is requesting Final Planned Unit Development Plan approval of a 40-Unit townhome development. [Previous Planned Unit Development approval occurred on this site for Riverbank of Geneva on February 16, 2016 under Ordinance No. 2016-10.] Location: Immediately south and west of 1512 S. Batavia Avenue. Applicant: Rick Zirk with Taylor Morrison Homes. Applicant, Mr. Rick Zirk, with Taylor Morrison Homes, discussed he was seeking approval for final plat documents for the Riverbank Crossing development. The site was previously approved one year ago. The site was located on the overhead map. Mr. Zirk discussed the steps leading up to this development, noting the previous developer went very far with the plans but chose to not close on the property and, therefore, the final plat that was approved by this commission was never recorded. His company picked up the project from there and produced a new final plat, which was basically identical to the previous plat. Final engineering had also been completed. The monument sign within the landscaping plan was modified somewhat and some plant substitutions were made. Mr. Zirk said he worked with staff on the landscaping plan. Mr. Zirk hoped to get approval of the final documents as a substitute for those documents that were previously approved. He clarified that with the proposed plan the commercial traffic would not be accessing through the residential access point. Continuing, the final plat was the same as the original final plat and the gray area depicted was an easement originally provided to provide access to another part of the development. The access easement would be vacated as part of the final plat process. Clarification followed. The final engineering plan was shown on the overhead and, again, Mr. Zirk stated it was identical to the plan that was presented prior. He further indicated he had a signed letter of commitment from Inland regarding an easement that traveled across the Inland property and connected to a storm sewer.

Geneva Plan Commission -2- July 27, 2017 Mr. Zirk offered to share that letter with staff, stating it showed that both parties were committed to the easement agreement. Lastly, the entrance monument sign was modified somewhat, per staff, to look more Prairiestyle using stone material. Details of the reflective areas followed. The proposed townhomes were being designed as an Arts & Crafts style, after working with staff and the Hackendahls. Various materials, dormers, and garage doors were being incorporated into the design to replicate what was on the Hackendahl property. Mr. Zirk also mentioned that staff had asked that the CC&R documents be created for the backup Special Service Area, which was done for David Weekley Homes. Per commissioner questions, the fencing located on the east part of the development was pointed out on the map. As to what type of screening would be planted for those homes located on the western side of the development, Mr. Zirk explained there would be a significant buffer of vegetation between the two uses. Dir. DeGroot added that the city does have minimum planting requirements that require a minimum of 6 feet in height (for screening) and two and one-half inch caliper measurements. Commissioner Kosirog inquired whether IDOT approval would be needed again since the Campana building was under development consideration. He was concerned about additional traffic if both projects were underway. Mr. Zirk stated IDOT was prepared to issue the permit once his firm closed on the property. He was confident he would receive the permit, stating that IDOT had not raised any concerns. Mr. Zirk also added that staff had a condition in its report stating truck traffic would have to turn-right-only onto Route 31 toward Fabyan Parkway, while vehicles had full access on Route 31. To Kosirog s dual development concerns, Dir. DeGroot confirmed that this site already had the development rights secured for 40 townhomes and that the Campana development was not at that point yet and there was no guaranty the Campana development would get approved nor would additional traffic be generated. Planner Evans explained that trucks exiting onto S. Batavia Avenue would not be restricted from going north or south. Commissioner Mead asked staff whether the average grade change was done, to which Planner Evans stated it was not done and was one of the conditions in his report. Mead asked Mr. Zirk to share the background of his company. Slifka raised discussion with Mr. Zirk and staff as to whether the left center turn lane on Route 31 was full width at the new entrance, to which Dir. DeGroot indicated, after looking at Google Earth, that the location was tapered but was striped wide enough to have a protected left turn into the site. Per Chairman Stocking s question regarding the underground drainage basin, Mr. Zirk confirmed there were no changes to it. Dir. DeGroot stated staff went through a formal review of the new plans as compared to the original plans to ensure no changes were being made. The fire department also reviewed the plans again. Planner Evans noted that the final engineering was reviewed. Dialog was raised on the umber of parking spaces and additional on-site parking, noting no deviations were being presented. Motion by Commissioner Mead to recommend approval of a Final Planned Unit Development for a 40-unit townhome development, subject to the following conditions: a) Prior to Final Engineering approval, the applicant shall secure a 20 foot wide easement for public utilities and drainage from the property owner(s) immediately south of the Riverbank Crossing property; b) Prior to permit issuance by the City, the applicant will secure approval from the Illinois Department of Transportation for their access to S. Batavia Avenue; c) The private roadway currently servicing Riverbank Laboratories shall be discontinued upon completion and acceptance of the public right-of-way;

Geneva Plan Commission -3- July 27, 2017 d) All truck traffic entering or exiting the industrial property shall be required to exit onto S. Batavia Avenue; e) The applicant shall make a cash contribution to the Geneva School District in the amount of $54,130.26; and f) The applicant shall make a cash contribution to the Geneva Park District in the amount of $168,498.00. Seconded by Commissioner Case. Roll call: Aye: Case, Kosirog, Leidig, Mead, Slifka, Stevenson, Stocking Nay: None MOTION PASSED. VOTE: 7-0 Public Comment None. Other Business Planner Evans reported on the following items: Planned for the August 10, 2017 meeting is a concept review being presented by MI Homes. They are proposing 10 buildings (41 units, three stories in height, with rear load garages) at the former Cetron property. The petitioner has sent notices to approximately 100 surrounding property owners and is seeking input from the commissioners and the community before investing money into the project. Commissioner Leidig raised concern about what was found underground at the Cetron site and the Geneva Library not revealing the information. Tentatively scheduled for the August 24 th meeting date is the First Street Townhomes project as well as the South Street Estates project, a two-lot subdivision on South Street (near River Lane). Commissioner Case queried staff if the Public Works building should be used for the Cetron concept review project; staff felt it was not necessary at this time. Per the chairman s question, Dir. DeGroot explained the route that was being planned for Seventh Street, noting it would not be connecting to State Street. Comments followed that the proposal was lower density now and it did not include the Burgess Norton office building nor the sliver of right-of-way land near the rail. Commissioner Stevenson asked staff about its thoughts regarding the tiny homes phenomena, wherein Dir. DeGroot stated there was nothing prohibiting such homes being constructed as long as they met city code. However, if such tiny homes were mobile, they were not allowed. Adjournment Meeting was adjourned at 7:47 p.m. on motion by Commissioner Case. Seconded by Commissioner Leidig. Motion carried unanimously by voice vote of 7-0.

Community Development Department Report CITY OF GENEVA PLAN COMMISSION AUGUST 10, 2017 AGENDA ITEM 5A M/I HOMES CONCEPT REVIEW 7 TH & STATE REDEVELOPMENT Developer Matthew Pagoria on behalf of M/I Homes Location Northeast corner of the intersection of Richards Street and W. State Street (7 Richards Street, 17/19 Richards Street, 715 Hamilton Street) Request Concept plan review of a proposal by M/I Homes to redevelop the property commonly referred to as the Cetron Property for 41 townhome units. The proposal would require an amendment to the Downtown Station-Area Master Plan, a Zoning Map Amendment, and Preliminary & Final Planned Unit Development approval. Recommendation Staff has no recommendation at this time. This conceptual review provides the Plan Commission and the public with an opportunity to ask questions, provide informal review comments, and convey any concerns they may have. Figure 1. Location Map. Prepared by Geneva Planning Division, August 2017. BACKGROUND/PROPOSAL As shown in Figure 1, the subject property is located at the northeast corner of Richards Street and W. State Street (including 7 Richards St, 17/19 Richards Street, and 715 Hamilton Street and the parking lot located east of the vacated rail spur line). The 3 acre property, commonly referred to as the Cetron property, is currently improved with a vacant two-story duplex and a vacant two-story commercial/office building. The former Cetron industrial building has been demolished but there is still site remediation work to complete. The southern portion of the property (7 Richards Street) is zoned B2 Business District and the remainder of the property along Richards Street is zoned I2 General Industrial District. The northeast parking lot is zoned R6 Medium Two- and Three-Family Residential District. The subject property is designated for Downtown

Page 2 of 6 M/I Homes Concept Review 7th & State Redevelopment Commercial/Mixed Use use in the City s adopted Downtown Station-Area Master Plan. Please see table 1 and Figures 2 and 3 for surrounding property information including existing zoning, existing land uses, and future land use designations. M/I Homes, contract purchaser, is considering an amendment to the Downtown Station-Area Master Plan, a Zoning Map Amendment, and Preliminary & Final Planned Unit Development approval to redevelop the property. As shown on the attached conceptual site plan and architectural elevations, the concept includes the following: 1) Demolition of the remaining structures located at 7 Richards Street and 17/19 Richards Street 2) Construction of 10 3-story buildings comprised of 41 townhome units 3) Construction of a bikepath from State Street to Peyton Street 4) Extension of Hamilton Street east to 7 th Street, which would extend north to Peyton Street The two buildings proposed at the southeast corner of Peyton Street and the 7 th Street extension are located in the Historic District so review and approval by the Historic Preservation Commission would be required. Please see the attached conceptual site plan and architectural elevations for more information. REQUESTS At this time the developer is requesting conceptual review. The Plan Commission will not formulate a recommendation on the proposed development at this time. The concept review provides the Plan Commission and the public with an opportunity to ask questions, provide informal review comments, and convey any concerns they may have. Although this concept review is not a public hearing, a courtesy notice of the meeting was sent to all property owners within 500 feet of the property so neighborhood feedback could be received. A public hearing would be required before the Plan Commission in the future, if the developer decides to submit a formal application for the contemplated redevelopment of the property. Notice of a public hearing would be mailed to all property owners within 500 feet of the property and would be published in a local newspaper no less than 15 days prior to the public hearing. At a public hearing all interested parties would be invited to present testimony for or against the petition and cross-examine witnesses presenting testimony for or against the petition. A formal application to redevelop the property as contemplated would require the following: 1) An amendment to the City s adopted Downtown Station-Area Master Plan to change the future land use designation of the property from Downtown Commercial/Mixed Use to Multi-Family Residential and to change the illustrative development concept for Opportunity Site 3. 2) A Zoning Map Amendment to rezone the property from the I2 General Industrial District, B2 Business District and R6 Medium Density Two- and Three-Family Residential District to the R7 Multiple-Family Residential District. 3) Preliminary and Final Planned Unit Development Plan Approval

Page 3 of 6 M/I Homes Concept Review 7th & State Redevelopment Table 1. Surrounding Property Information. Prepared by Geneva Planning Division, August 2017. LOCATION ZONING DISTRICT LAND USE COMPREHENSIVE PLAN Subject Property North I2 General Industrial District B2 Business District R6 Medium Density Two- and Three-Family Residential District I2 General Industrial District R6 Medium Density Two- and Three-Family Residential District Vacant residential, commercial, and industrial buildings Vacant office building Downtown Commercial/ Mixed use Downtown Commercial/ Mixed use Industrial/Office South B2 Business District Commercial shopping center Downtown Commercial/Mixed-Use East B2 Business District R6 Medium Density Two- and Three-Family Residential District Commercial shopping center Single-family residences City Electric Substation Downtown Commercial/Mixed Use Single-Family Residential West B2 Business District R6 Medium Density Two- and Three-Family Residential District Commercial/office buildings Single-family residences Duplexes General Commercial Single-Family Residential Figure 2. Zoning Map of the Subject Property and Surrounding Area. Prepared by Geneva Planning Division, August 2017.

Page 4 of 6 M/I Homes Concept Review 7th & State Redevelopment 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, August 2017. REVIEW COMMENTS The following is a list of the 5 main development goals in the City s adopted Downtown Station-Area Master Plan (DSMP) and how the proposed townhome concept relates to each. These review comments are intended to provide background and facilitate discussion. Goal 1 Preserve Downtown s authentic character while accommodating new infill development Not located in the Historic District and would not eliminate any structures that contribute to the Downtown s authentic character Would remove 2 vacant and deteriorating structures Limited opportunities like this to add density It is an appropriate location for higher density Similar townhome developments have been approved in and near the downtown Would reduce development pressures in other areas Goal 2 - Strengthen Downtown s role as the central business district The DSMP identifies the former Cetron property, the Ace Hardware Center, Engstrom Plaza, and others as redevelopment opportunities that could redefine and help anchor the western entrance to the Downtown. The townhome concept would disrupt the desired development pattern and would not add the type of density needed to support mixed-use on surrounding properties.

Page 5 of 6 M/I Homes Concept Review 7th & State Redevelopment State Street is a main commercial corridor for the City. There are no 1st floor residences between Alderson Boulevard and Crissey Avenue. The townhome concept does not address the demonstrated demand for rental housing in Geneva (DSMP market analysis, Homes for a Changing Region Plan, Market Study from Marquette proposal) which, with enough density, could strengthen existing businesses as well as provide new opportunities. Goal 3 Maintain downtown as the civic heart of the city This site was originally considered as a potential location for the new Geneva Public Library. The district has since purchased the former 6 th Street School and is pursuing a new library at that location. Goal 4 Encourage a diversity of residential development types in and near Downtown Over 70% of all housing in Geneva is single-family (51% regionally). 66% of renters live in multi-family buildings (84% regionally). The City has approved over 80 townhome units (Park Place, Campbell Row, Riverbank, 7th Street Terrace) since the adoption of the DSMP. The City has approved over 100 single-family homes (Cooper Woods, Lincoln Square, Prairie Ridge, etc) since the adoption of the DSMP. The City has not added any new apartment buildings since the adoption of the DSMP. This is an appropriate location for multi-family and there are limited opportunities left in Geneva to diversify the housing stock. Goal 5 - Make it Easy to Get Around Does not connect 7 th Street to W. State Street, a key transportation recommendation of the DSMP. The connection provide some relief for the heavily used intersection of Anderson Boulevard and W. State Street and improve access to adjacent commercial properties. The townhome concept would add a desired bike path, but would eliminate the potential of improving access to surrounding properties. Additional questions for consideration/discussion What is the City s vision for this property and the surrounding area? Is the 7th Street extension still desired? If the City does not support the density to have the 7th Street extension funded by private development, how will it be funded? Would the City consider establishing a Tax Increment Financing (TIF) District for this property and others in the area? Would the City consider other incentives in a public/private partnership to meet its development objectives? Are there other levels of density that may be financially feasible without public assistance? For example, could a low density mixed-use building be accomplished with surface level parking instead of underground parking (similar to Geneva Place)?

Page 6 of 6 M/I Homes Concept Review 7th & State Redevelopment RECOMMENDATION Staff has no recommendation at this time. The Plan Commission will not formulate a recommendation on the proposed redevelopment at this time. This conceptual review provides the Plan Commission and the public with an opportunity to ask questions, provide informal review comments, and convey any concerns they may have. ATTACHMENTS Conceptual Site Plan Architectural Elevations