geneva planning commission packet 09-8-11

CITY OF GENEVA PLAN COMMISSION

Meeting Agenda

Location

City Hall Council Chambers 109 James Street Geneva, IL 60134 Time

7:00 p.m. Commissioners

Dave Rogers, Chairman Jay Moffat John Mead Fred Case Joel Erickson Mim Evans Cindy Liedig Scott Stocking Ron Stevenson Staff Liaison

David DeGroot City Planner Phone: (630) 232‐0814 Email: [email protected]

SEPTEMBER 8, 2011

1. Call to Order

2. Roll Call

3. Approval of Minutes: August 11, 2011

4. Public Hearings:

A. Zoning Ordinance Text Amendment – Request for an amendment to Section 11‐7B‐2 of the Zoning Ordinance to allow athletic training facilities as a permitted use in the I1 Light Industrial District.

Applicant: Gerard Keating B. Zoning Map Amendment & Special Use – Request to

rezone property located at 215 Campbell Street from the B3 Business District to the B2 Business District and a request for a special use to allow the construction of a public parking lot as a principal use. Applicant: City of Geneva Location: Block 56 of the Original Town of Geneva, bounded by James St to the north, Campbell Street to south, between 2nd St and 3rd St.

5. Other Business

6. 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.

MEETING #1112

Plan Commission Agenda of 2 September 8, 2011

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.

PLAN COMMISSION MINUTES City of Geneva

22 S. First Street - City Council Chambers

Meeting #1111 – August 11, 2011 Chairman Rogers called the Plan Commission meeting to order at 7:00 p.m. Roll call followed: Present: Commissioners Case, Erickson, Leidig (late), Mead, Moffat, Stevenson, Stocking, Chairman

Rogers Absent: Commissioner Evans Others Present: Community Development Planner Dave DeGroot; Sonntag Court Reporter Melanie

Humphrey-Sonntag; Recording Secretary Celeste Weilandt Public Present: Mr. Steve Burnham, 328 S. Third St., Geneva, IL Approval of the June 9, 2011 Meeting Minutes Minutes of the June 9, 2011 meeting were approved on motion by Commissioner Erickson. Seconded by Commissioner Moffat. Motion carried by voice vote of 5-0-2 (Moffat and Stevenson abstain) Public Hearing: Steve Burnham, 328 S. Third Street, Geneva, IL - - Zoning Ordinance Text Amendment (business and Professional Offices) - Request for a text amendment to Section 11-6D-2 (Permitted Uses in the B3 Business District) to allow massage therapy as a permitted use in above ground floor spaces and a text amendment to Section 11-6D-3 (Special Uses in the B3 Business District) of the Zoning Ordinance to allow massage therapy as a special use in the lower levels of properties fronting on Third Street. (Commissioner Leidig arrives at 7:01 p.m.)

[Please see Transcript of Proceedings from Sonntag Reporting Service] Commissioner Moffat moved to close the public hearing, seconded by Commissioner Leidig. Motion carried by voice vote of 8-0. Commissioner Moffat moved to waive the bifurcated process and vote on the petition. Seconded by Commissioner Mead. Motion carried by voice vote of 8-0. Commissioner Moffat asked the commissioners if it was necessary to have a discussion about the need for a special use versus no special use, wherein the commissioners appeared to favor the special use. Commissioner Moffat made a motion to approve the request for a text amendment to Section 11-6D-2 (Permitted Uses in the B3 Business District) to allow massage therapy as a permitted use in above ground floor spaces and a text amendment to Section 11-6D-3 (Special Uses in the B3 Business District) of the Zoning Ordinance to allow massage therapy as a special use in the lower levels of properties fronting on Third Street. Seconded by Commissioner Mead. Roll call: Aye: Case, Erickson, Leidig, Mead, Moffat, Stevenson, Stocking, Rogers Nay: None

Geneva Plan Commission -2- August 11, 2011

MOTION CARRIED. VOTE: 7-0 Other Business City Planner, Mr. DeGroot, reported that the Nicolai petition was moving forward again. Details followed. Staff recently submitted plans to the RTA for the approval of construction of the third level of parking deck, hoping to start this fall. Regarding the Kautz Road/Route 38 overpass, IDOT is acquiring the necessary right-of-way to start the project. The Chef James special use and the Mike Simon request for a special use were recently approved. In the next month or so the 215 Campbell Street parking lot/special use petition will be coming before the commissioners. At the last meeting of the Sign Code subcommittee, DeGroot reported that staff met and discussed ideas such as allowing projecting signs up to 4 sq. feet, perpendicular to a building, and allowing directional signs either as wall signs or free-standing signs for corner lots only (on private property). The owners seemed to like the flexibility. Notification will be sent to all previous attendees. However, this petition will not come before the Plan Commission again. Examples of the projected signs could be found in the Geneva Commons. A draft of the revised sign code would be available on the City’s web site. As to the Dodson residences planned for the southeast corner of South Street and Second Street, Mr. DeGroot reported that developer, Shodeen, resubmitted a revised application for 17 units versus the original 23 units. Details followed on the revisions. No additional property was acquired for the site. Mr. Mark Hermann, a new NIU intern, has been working with the Community Development Department. The Illinois EPA conference is scheduled this year for October 5 - 7, 2011 in Evanston, Illinois. Mr. DeGroot announced he will be returning to school this fall to focus on Urban Planning Policy and will try to attend upcoming Plan Commission meetings. The Southeast Master Plan has been halted due to the Kautz/Route 38 overpass not extending south to Fabyan Parkway. It requires review of the City’s boundary agreement with the Village of West Chicago and whether it makes sense without the overpass extending south. Details followed on staff’s meeting with West Chicago staff. Moffat expressed concern about losing the taxing dollars that could be achieved from an office/research /industrial area if the right-of-way was all on the Geneva side. He cautioned staff and the City Council on this matter. Staff concurred. Maintenance of Kautz Road was also raised. Regarding the Downtown Master Plan, staff also met with the committee last week to discuss the various 33 key sites for potential redevelopment. Other topics discussed with the consultants at the meeting included bike paths versus no bike paths, parallel parking, etc. Chairman Rogers mentioned it was disappointing to see only five citizens of the Steering Committee in attendance. Adjournment There being no further business to come before the Geneva Plan Commission, the meeting was adjourned at 7:25 p.m. on motion by Commissioner Leidig. Motion carried unanimously.


Community Development Department Memorandum

Applicant

Gerard Keating Request

Zoning Ordinance Text Amendment to add “athlectic training facilities” to the list of permitted uses in the I1 Light Industrial District Recommendation

City staff recommends approval of the requested Zoning Ordinance Text Amendment to allow “athletic training facilities” as a permitted use in the I1 District Staff Liaison

David DeGroot City Planner Phone: (630) 232‐0814 Email: [email protected]

SEPTEMBER 8, 2011

AGENDA ITEM 4A ATHLETIC TRAINING FACILITIES TEXT

AMENDMENT

BACKGROUND

Geneva Sports Center is a concept for an athletic training facility that would be utilized by eight local sports organizations. The concept is to have a facility that would be available for hourly rentals 24 hours a day, 7 days a week, and 365 days a year. Access to the facility would be provided with a code protected key pad. Each tenant of the facility would have allocated office and storage areas with secure access. The concept also proposes a retail component to market apparel and equipment as desired by each of the organizations. The applicant, Gerard Keating, approached City staff and inquired about the possibility of the locating the Geneva Sports Center facility in the former Carlson Tool portion of the building located at 2300 Gary Lane, an approximately 16,000 square foot space. The property is located in the I1 Light Industrial District. “Athletic training facilities” are currently not listed as a permitted or special use in the I1 District.

REQUEST

The applicant is specifically requesting an amendment to Section 11‐7B‐2 of the Zoning Ordinance to add “athletic training facilities (09)” to the list of permitted uses in the I1 District. The number (09) behind the use indicates the proposed parking classification for the use. Parking class (09) requires a ratio of 4 parking spaces per every 1,000 square feet of floor area.

STAFF ANALYSIS

City staff has reviewed the proposed Zoning Ordinance Text Amendment and has no objections to the request. Athletic training facilities are an appropriate and compatible use for the I1 Light Industrial District. Such uses typically require building of substantial bulk and height, which are permitted by the I1 District lot and area requirements and are consistent with the type of development found in the district. Please see Figure 1 for a list of

Agenda Item 4A Page 2 of 3 Athletic Training Facilities Text Amendment

other permitted and special uses in the I1 District, Figure 2 for a summary of the I1 District Lot and Area Requirements, and Figure 3 for a map of the I1 District. Although similar to health or fitness clubs, athletic training facilities differ in that they are primarily for prearranged programs or events, rather than for general public walk‐in use. In April of 2009 the Plan Commission recommended and the City Council approved a Zoning Ordinance Text Amendment to allow “athletic training facilities” as a permitted use in the OR Office Research District. As part of amendment the City established the following definitions to in order to clarify the differences between the two uses.:

ATHLETIC TRAINING FACILITY: A specialized indoor facility provided for the training needs and related activities of athletes. Unlike a health or fitness club, these facilities are primarily for the prearranged use of specific teams and programs, rather than for general public walk‐in use. This use may include classrooms and meeting space, as well as specialized sports facilities, such as ball courts, gymnasiums, weight rooms, and pools. Activities may include training sessions, practices, and competitive events.

HEALTH OR FITNESS CLUB: An indoor facility designed for the major purpose of physical fitness or weight reducing which may include, but is not limited to, such equipment as weight resistance machines, running and jogging, game courts, swimming facilities, saunas, showers, and lockers. Instruction programs, aerobic classes, and weight control programs may be offered.

As part of the amendment in 2009 the City also determined that the proposed parking ratio of 4 parking spaces per 1,000 square feet of floor area, or Parking Class (09), is appropriate for athletic training facilities. Although athletic training facilities do not create as much general public traffic as health or fitness clubs, which also belong to Parking Class (09), athletic training facilities have peak periods of high parking demand associated with scheduled programs or events. City staff also reviewed the parking ratios required for similar facilities in other communities and found the proposed parking ratio to be comparable to those established by West Chicago, St. Charles, Batavia, Naperville, Carol Stream, Aurora, and Sugar Grove.

STAFF RECOMMENDATION

City staff recommends approval of a Zoning Ordinance Text Amendment, as presented in this report, which would add “Athletic training facilities” to the list of permitted uses in the I1, Light

Permitted Uses : Apparel and other products manufactured from textile, automobile and major truck repair, wholesale bakeries, bedding manufacture, boat building and repair, cabinet manufacture, carpet and rug cleaning, catering services, professional offices, electronic component manufacturing, fuel and ice plants, health or fitness clubs, wholly enclosed kennels, medical and dental clinics, precisions instruments manufacturing, printing and publishing, radio and television studios, research and development and testing facilities, retail sales (up to 10% of floor area, not to exceed 5,000 square feet) , self‐service storage facility, veterinary hospitals and clinics, warehousing and distribution, woodworking and wood products manufacture

Special Uses: Colleges and universities, heliport, parking structure or lot, parks and recreational uses, planned unit developments, public utility and public service uses, restaurants

Figure 1. I1 Light Industrial District Uses.Per Sections 11‐7B‐2 & 111‐7B‐3 of the Geneva Zoning Ordinance.

Agenda Item 4A Page 3 of 3 Athletic Training Facilities Text Amendment

Industrial District and assign the use a parking classification of (09).

REVIEW/APPROVAL PROCESS: NEXT STEPS*

1. September 26, 2011 ‐ Committee of the Whole review and recommendation to City Council. 2. October 3, 2011‐ City Council consideration of request *This timeline is provided for informational purposes only, exact dates are subject to change.

Figure 3. I1 Light Industrial District Zoning Map.

Minimum Lot Size: 30,000 square feet Maximum Lot Coverage: 80 percent

Minimum Lot Width: 125 feet Maximum Floor Area Ratio: 1.5

Maximum Building Height: 50 feet

Setback Requirements: Building Parking Street 40 feet 20 feet Side 20 feet 15 feet Rear 30 feet 20 feet Transitional 40 feet 40 feet

Figure 2. I1 Light Industrial District Lot & Area Requirements. Per Section 11‐7B‐4 of the Geneva Zoning Ordinance.

Applicant City of Geneva

Property Owners City of Geneva, Geneva Historical Society, King Luc LLC

Location 215 Campbell Street and Block 56 of the Original Town of Geneva

Requests 1. Zoning Map Amendment –

B3 Business District to B2 Business District

2. Special Use /Site Plan Review‐ Parking lot as a prinicpal use in the B2 District

Recommendation City staff recommends approval of the requested Zoning Map Amendment and Special Use

Staff Liaison David DeGroot City Planner Phone: (630) 232‐0814 Email: [email protected]

SEPTEMBER 8, 2011

AGENDA ITEM 4B CITY OF GENVA BLOCK 56

PARKING LOT

Figure 1. Location Map. Prepared by Geneva, Planning Division, August 2011.

BACKGROUND

The City of Geneva owns property located at 215 Campbell Street.In September of 2010, a residence and detached garage located onthe property were demolished in preparation for the constructionof a planned parking lot that would be located in the center of Block56 in the Original Town of Geneva (bounded by James Street to thenorth, Campbell Street to the South, between Second Street andThird Street). As shown in the plans attached to this report, theparking lot would provide 35 parking spaces. The City has reachedagreements with adjoining properties to utilize the necessaryportions of their property to provide a complete two‐way parkinglot through the center of the block. As part of the agreement, 7parking spaces would be reserved for use by adjoining propertyowners. The remaining 28 parking spaces would be made availablefor 3 hour public parking.

The City‐owned property located at 215 Campbell Street is currentlyzoned B3 Business District which requires parking lots to be setback


Community Development Department Memorandum

Agenda Item 4B Page 2 of 7 City of Geneva – Block 56 Parking Lot

30 feet from street yard property lines, 6 feet from side yard property lines, and 10 feet from rear yard property lines. When applied to the subject property, the required setbacks significantly limit the number of design possibilities and the number of spaces that could be provided. City staff is proposing to rezone the property from the B3 district to the B2 Business district, which only requires parking lots to be setback 5 feet from street yard property lines and does not require parking lots to be setback from side or rear property lines. The property is adjacent to B2 zoning and the proposed parking lot would serve B2 zoned properties in the rest of the block and several blocks to the north. Please see Figure 2 for a Zoning Map of the property and surrounding area. Rezoning the property to the B2 district would allow for greater flexibility in the parking lot design and maximize the number of spaces that can be obtained. Parking lots as a principal use require a Special Use in the B2 district.

REQUESTS

The City is specifically requesting a Zoning Map Amendment to rezone the property located at 215 Campbell Street from the B3 Business District to the B2 Business District, in accordance with Section 11‐14‐3 of the Zoning Ordinance. The City is also requesting a Special Use to allow a parking lot as a principal use in the B2 Business District, in accordance with Sections 11‐6B‐3 and 11‐14‐4 of the Zoning Ordinance.

STAFF ANALYSIS

Zoning Map Amendment Standards – Findings of Fact In evaluating the proposed Zoning Map Amendment for the 215 Campbell Street property, staff has considered the four (4) standards for Zoning Map Amendments, as set forth in Section 11‐14‐3(F) of the Zoning Ordinance. 1. Existing uses of property within the general area of the property in questions:

Figure 2. Zoning Map. Prepared by Geneva Planing Division, August 2011.


The general area surrounding the subject property includes a variety of land uses. The properties on the north side of James Street consist of a public parking lot and commercial businesses including the All Chocolate Kitchen café, Nosh restaurant, Beaute By Sylvie salon, and the American Legion offices. Properties on the south side of Campbell Street include Chiantis restaurant and mixed‐use office buildings. The properties to the east include the Unitarian Church and a vacant single‐family residence, which are zoned B3 Business District. Properties to the west include the Shoppes at 127, the Geneva History Center, Artemisia, and Circa. Angled on‐street parking is available along James Street to the north, Second Street to the east, and Campbell Street to the south. On‐street parallel parking is also available to the west along Third Street. Please refer to the aerial photograph shown in Figure 1 and the zoning map shown in Figure 2. The subject property is wholly surrounded by commercial, office, and institutional land uses and is not immediately adjacent to any residential uses. The proposed B2 Business District zoning would be compatible with existing uses within the general area.

2. The zoning classification of property within the general area of the property in question:

The properties to the north and west are zoned B2 Business District. The vacant single‐family residence to the east is zoned B3 Business District and the Unitarian Church to the northeast is zoned R3 Medium to High Density Single‐Family Residential District. The properties to the south are zoned B3 District. The proposed B2 District zoning is immediately adjacent to existing B2 District zoning to the north and west and is consistent the pattern of existing zoning and land uses in the immediate vicinity and is appropriate for the subject property. Please see the zoning map shown in Figure 2.

3. The suitability of the property in question to the uses permitted under the existing zoning classification as well as the proposed zoning classification:

The existing zoning classification, B3 Business District, allows for a limited list of specialty retail, office, and personal service uses. The proposed B2 Business District allows for a much wider range of retail, office, and service uses. Both districts require a Special Use to allow parking lots as a principal use. The current B3 District zoning requires parking lots to be setback 30 feet from street yard property lines, 6 feet from side yard property lines, and 10 feet from rear yard property lines. When applied to the subject property, the required setbacks significantly limit the design possibilities of a parking lot and the number of spaces that could be provided. The proposed B2 Business District only requires parking lots to be setback 5 feet for street yard property lines and does not require parking lots to be setback from side or rear property lines. Please see Figure 3 for a comparison of the B2 and B3 District parking lot setback and lot coverage regulations. The property is adjacent to B2 zoning and the proposed parking lot would serve B2 properties on the block and blocks to the north. Rezoning the property to the B2 district would allow for greater flexibility in the parking lot design and maximizes the number of parking spaces that can be obtained. As the property is designated for Planned/Potential Parking in the City’s Comprehensive Plan, it is staff’s opinion that the property is better suited for use as a parking lot under the proposed B2 District zoning than the existing B3 District zoning.


4. The current comprehensive plan for the City of Geneva:

The Comprehensive Plan designates the future land use of the subject property as Transitional Mixed‐Use. The transitional mixed‐use area is intended to provide a buffer between downtown/Third Street commercial areas and surrounding residential properties. While the intensity of uses within the transitional mixed‐use area should not increase significantly, a continued mix of residential, retail and office uses should be encouraged. The subject property is also designated as Planned/Potential Parking in the Traffic and Parking Plan, a subsection of the Comprehensive Plan. The proposed rezoning of the subject property from the B3 Business District to the B2 Business District is consistent with both Comprehensive Plan designations. The subject property is wholly surrounded by commercially zoned properties and is not immediately adjacent to any residentially zoned property. Although the use of the property as a public parking lot would be more intense than the previous residential use, the parking lot would serve and support retail and office uses in the area. Please see Figure 4 for a map of the Traffic and Parking Plan and Figure 5 for a map of the Land Use Plan.

Special Use Standards – Findings of Fact 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. 1. The proposed use at the specified location is consistent with the comprehensive plan.

As noted in the response to Zoning Map Amendment Standard #4 above, the proposed use of the property as a parking lot is consistent with the Transitional Mixed‐Use and Planned/Potential Parking designations of the Comprehensive Plan.

B3 BUSINESS DISTRICT B2 BUSINESS DISTRICT

Setback Requirements: Setback Requirements: Street 30 feet Street 5 feet Side 6 feet Side 0 feet Rear 10 feet Rear 0 feet Transitional 15 feet Transitional 0 feet

Maximum Lot Coverage: 70 percent Maximum Lot Coverage: No limitation

Figure 3. B2 and B3 Business District Parking Lot Setback and Lot Coverage Requirements. Per Sections 11‐6C‐4, 11‐6D‐4, and 11‐11A‐4B of the Geneva Zoning Ordinance.


←←SSuubbjjeecctt PPrrooppeerrttyy

←←SSuubbjjeecctt PPrrooppeerrttyy

Figure 4. Land Use Plan. Figure 10 of the Geneva Comprehensive Plan, prepared by Trkla, Pettigrew, Allen& Payne Inc., April 2003.

Figure 5. Traffic and Parking Plan. Figure 11 of the Geneva Comprehensive Plan, prepared by Trkla, Pettigrew, Allen& Payne Inc., April 2003.


2. The proposed building or use will not diminish the value of adjacent and nearby properties.

The proposed parking lot will provide reserved parking for adjacent property owners and additional public parking to serve adjacent and nearby uses. As the proposed parking lot would improve access to adjacent and nearby properties and expand the inventory of available parking spaces, the property values of those properties should not be diminished.

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 proposed parking lot would provide additional off‐street public parking and therefore would reduce traffic, traffic congestion, and on‐street parking demand in the immediate vicinity and surrounding area.

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 proposed parking lot provides for a full access from James Street and Campbell Street. The mid‐block ingress and egress to the parking lot provides for orderly traffic flow and adequate separation distance from nearby street intersections.

5. The proposed building or use will not adversely affect or change the character of the area in which it is located.

The proposed parking lot would provide reserved parking for adjacent property owners and additional off‐street parking to the public. The parking would improve access to adjacent and nearby properties, thereby supporting the retail and office character of the surrounding area.

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 of the use will not adversely affect the use and development or hinder the appropriate development of adjacent and nearby properties.

The proposed parking lot would provide reserved parking spaces for adjacent properties and additional public off‐street parking for properties in the surrounding area. Therefore, the proposed parking lot would support the use and development of adjacent and nearby properties by improving accessibility to those 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 proposed parking lot has been designed to in accordance with all applicable City, County, and State code requirements to ensure that the proposed use will not adversely affect the use, development, and value of 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.

The proposed parking lot complies with all regulations of the B2 Business District. The parking stall dimensions and drive aisle widths provided comply with the minimum requirements for 90 degree parking. Barrier curbs have also been provided around the entire parking area, as required by the City’s parking area design standards. Two handicap accessible stalls have been provided in accordance with State law. Finally, interior and perimeter landscaping has been provided in accordance with the City’s landscaping requirements.

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.

There are no structures proposed. The parking lot would be located in the center of the block and would not obstruct or diminish the views of existing structures in the immediate neighborhood. Therefore, there would be no impact on the character of the district or depreciation of property values in the neighborhood.

STAFF RECOMMENDATION

Based on the analysis provided in the body of this report, City staff recommends approval of a Zoning Map Amendment to rezone the property located at 215 Campbell Street from the B3 Business District to the B2 Business District. City staff also recommends approval of a Special to allow a parking lot as a principal use in the B2 Business District, specifically for Block 56 in the Original Town of Geneva.

REVIEW/APPROVAL PROCESS: NEXT STEPS*

1. September 26, 2011 ‐ Committee of the Whole review and recommendation to City Council. 2. October 3, 2011 – City Council consideration of requests. *This timeline is provided for informational purposes only, exact dates are subject to change.

ATTACHMENTS

Plat of Survey ‐ Existing Conditions Preliminary Site Plan Lighting Photometric Plans Landscape Zones – detailed plans to be provided at the meeting

10 2020

718 875

This is to certify that a survey of the above described property was made under

my direction and that the plat hereon drawn correctly represents said survey to the

best of my knowledge and belief.

This professional service conforms to the current Illinois Minimum Standards of

Practice applicable for a boundary survey.

Dimensions are given in feet and decimals thereof, unless indicated otherwise.

at Elgin, Illinois

______________________________

0

PLAT OF SURVEY

SCALE: 1"= 20’

LAND

SURVEYOR

STATE OF

ILLINOIS

PROFESSIONAL

3302

E

LGIN, ILLIN

OIS

RE

JE

N A HL

Y

ON

ReJena H. Lyon

Illinois Professional Land Surveyor No. 3302LICENSE EXPIRES 11/30/2012

8"

Dated this ______ day of ______________, A.D., 20__.

12"8"

12"

INDICATES PARCEL BOUNDARY

W

(N 01%%D12’30" W 200.00’)

INDICATES PLATTED LOT LINE

INDICATES DIMENSION OF RECORD

INDICATES SANITARY SEWER LINE

INDICATES STORM SEWER LINE

INDICATES WATER MAIN LINE

INDICATES FENCE LINE

INDICATES MANHOLE

INDICATES FIRE HYDRANT

INDICATES INLET

INDICATES TREE

INDICATES BUSH

3R

D S

TR

EE

T (80’)

2N

D S

TR

EE

T (80’)

CAMPBELL STREET (80’)

RIM = 720.92

INV. = 718.32

RIM = 721.37

INV. E = 712.52

INV. S = 714.17

INV. W = 712.52

RIM = 721.39

INV. E = 711.04

INV. SE = 716.19

INV. SW = 714.04

INV. W = 711.04

RIM = 720.71

INV. = 718.11

GAS METER

RIM = 720.59

INV. N = 716.94

INV. S = 714.04

RIM = 719.24

INV. N = 714.84

INV. SW = 714.84

INV. NW = 715.64

RIM = 719.08

INV. N = 714.23

INV. S = 714.28

INV. SW = 716.88

INV. W = 716.18

RIM = 718.69

INV. E = 716.44

INV. NW = 716.64

RIM = 718.60

INV. E = 716.30

INV. W = 716.35

RIM = 719.70

T/P = 714.45

SANITARY

CLEANOUT

BASEMENT WINDOW

ELEV. = 717.98

ELECTRICAL METER

CONCRETE SLAB

RETAINING

WALL

RIM = 715.09

INV. W = 710.89

INV. S = 710.89

RIM = 715.12

INV. N = 712.22

INV. S = 712.07

RIM = 714.88

INV. N = 711.88

INV. E = 710.73

INV. W = 710.73

RIM = 714.52

INV. = 710.57

RIM = 719.53

INV. NE = 714.38

INV. SW= 714.38

INV. W = 714.33

3 HOUR

PARKING

SIGN

ROUGH

PAVEMENT

THROUGHOUT

GRAVEL

AREA

3 HOUR

PARKING

SIGN

SHED

OVERHANG

ELECTRICAL

TRANSFORMER

DOWNSPOUT

UNDERGROUND

STAIRWELL

CHIMNEY

DOWNSPOUT

OVERHEAD STAIRCASE

OVERHEAD

STAIRCASE

PILLARS

STREET

LIGHT

UNDERGROUND

CONTROL

VALVE

VALVE

BOX

DOWNSPOUT

STEPS

ELECTRICAL

METER

DOWNSPOUT

F/F = 718.79

ELECTRICAL

METER

CHIMNEY

CITY

SPLICE

BOX

GAS VALVE

GAS METER

F/F = 719.55

DOWNSPOUT

GAS METER

F/F = 719.42

STEPS

RETAINING

WALL

DOWNSPOUT

DOWNSPOUT

DOWNSPOUT

AC UNIT

AC UNIT

DOWNSPOUT

1 STORY

CHURCH

FULL OF

DEBRIS

2’ DIA.

(TYP.)

RIM = 718.22

INV. N = 714.92

INV. E = 714.92

RIM = 718.43

INV. NE = 714.53

INV. W = 714.43

STONE

RETAINING

WALL

NO

PARKING

SIGN

ROUGH

PAVEMENT

THROUGHOUT

ROUGH

PAVEMENT

THROUGHOUTOPEN PIPE

TRANSFORMER

ON CONCRETE

SLAB

15"

12"

15"15"

12"

24"

30"24"

12"

12"

9"

6"

6"

12"

9"-18"

6"-10"

10"

6"x5

6"

8"

7"

7"x2

6"x5-10"

36"

15"15"

STEPS

18"

12"

12"6"

8"

12"

6"

6"

8"

36"

12"

8"

12"

12"

6"

6"

6"x212"

6"

17"

24"

26"

24"

15"

12" 1

2"

36"

30"ELIP.

JAMES STREET (80’)

8"

8"

12"

(18’)

(78.56’)

(60’)

SANITARY

CLEANOUT

(60’)

(60’)

(60’)

(60’)

(50’)

(75’)

(75’)

(0.60’)

(60’)

(60’)

(60’)

(150’)

(75’)

(15’)

(30’)

(50’)

(50.5

4’)

(50’)

(60.0

0’)

(24.0

0’)

(46.4

1’)

(20.78’)

(60.38’)

(60.42’)

(162.81’)

(30’)

(30’)

(0.80’)

(80’)

INGRESS/EGRESSEASEMENT

FD IP

0.11’ E

(36’)

(13’)

(39’)

(39’)

(50’)

(7.5’)

(6’)

(3.5’)

(5’)

FD IP

FD IPFD "X"

FD IR

FD IP

FD IR

FD IR

FD IP

FD IP

FD PK

NAIL

FD IR

0.56’ S

0.41’ W

FD "X"

0.19’ E

FD IP

FD RRS

FD RRS

FD RRS

FD "X"

FD IP

BLOCK 56ORIGINAL TOWN OF GENEVA

10

9

8

7

6

5

4

3

2

1

FD IP

0.13’ N

0.06’ E

FD IP

0.58’ S

0.23’ W

(100.7

5’)

(24.00’)

LOT 2

LOT 1

KING LUC LCC SUB.

REC. 7/6/2007

DOC. NO. 2007K070833

FD IP

2.05’ S

0.48’ W

FD IP

0.81’ S

BUILDING ON LINE

EXISTING

EASEMENT

INDICATES RIGHT-OF-WAY LINE

BU

ILD

ING

1.6

5’

W

BU

ILD

ING

ON

LIN

E

BUILDING ON LINE

LEGEND

INDICATES FOUND IRON ROD

INDICATES FOUND IRON PIPE

INDICATES FOUND CHISELED "X"

INDICATES FOUND RAILROAD SPIKE

FD IR

FD IP

FD "X"

FD RRS

LEGAL DESCRIPTION: BLOCK 56 OF THE ORIGINAL TOWN OF GENEVA IN THE SE 1/4 OF SEC.3

TOWNSHIP 39 NORTH, RANGE 8 EAST OF THE 3RD PRINCIPAL MERIDIAN IN

KANE COUNTY, ILLINOIS.

Bearings are based on Illinois State Plane Coordinates, East Zone, NAD 83 (2007).

Elevations are based on USGS Monument 8A at the NW Cor of 3rd St. & Campbell St.,

NAVD 88, Elev. = 719.26’

INDICATES BUILDING

Field work completed 1/11/2011. Topography & contours are limited to the center of the block.

INDICATES STREET LIGHT

INDICATES POWER POLE

INDICATES STREET SIGN

INDICATES SANITARY CLEAN OUT

2 STORY

COMMERCIAL

BUILDING

1 STORY

COMMERCIAL

BUILDING

2 STORY

COMMERCIAL

BUILDING

2 STORY

COMMERCIAL

BUILDING

1 STORY

COMMERCIAL

BUILDING

1 STORY

COMMERCIAL

BUILDING2 STORY

HOUSE

FD IP

301.18’ (300’)

302.2

2’ (300’)

301.45’ (300’)

S 1

0^03’02" W

3

01.5

6’ (

300’)

N 80^05’03" W

N 0

9^59’55" E

S 79^57’29" E

WW

715

715

716

716

716

716

716

716

717

717

717

717

718

718

718

718

718

719

719

719

719

719

719

719

719

719

719

719

719

719

719

719

719

720

720

720

720

720

720

720

720

720

720

720

720

720

720

721

721

721

721

721

721

721

721

721

721

721

721

721721

722

722

722

722

722

722

722

Preliminary Site Plan.dgn 8/30/2011 9:08:27 AM

Landscaping.dgn 8/30/2011 9:29:29 AM

geneva planning commission packet 09-8-11

Documents