MeetingAgenda

CITYOFGENEVAPLANCOMMISSION
SEPTEMBER8,2011 Location CityHall CouncilChambers 109JamesStreet Geneva,IL60134 Time 7:00p.m. Commissioners DaveRogers,Chairman JayMoffat JohnMead FredCase JoelErickson MimEvans CindyLiedig ScottStocking RonStevenson StaffLiaison DavidDeGroot CityPlanner Phone:(630)2320814 Email:ddegroot@geneva.il.us 1. CalltoOrder 2. RollCall 3. ApprovalofMinutes:August11,2011 4. PublicHearings: A. Zoning Ordinance Text Amendment Request for an amendment toSection117B2oftheZoningOrdinance to allow athletic training facilities as a permitted use in theI1LightIndustrialDistrict. Applicant:GerardKeating MEETING#1112

B. Zoning Map Amendment & Special Use Request to rezonepropertylocatedat215CampbellStreetfromthe B3 Business District to the B2 Business District and a request for a special use to allow the construction of a publicparkinglotasaprincipaluse. Applicant:CityofGeneva Location: Block 56 of the Original Town of Geneva, bounded by James St to the north, Campbell Street to south,between2ndStand3rdSt. 5. OtherBusiness 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 meetingwhorequireaccommodationsinordertoallowthemtoobserveand/or participateinthismeetingarerequestedtocontactthePlanningDivisionat630 2320818atleast48hoursinadvanceofthemeetingtoallowtheCityofGeneva tomakereasonableaccommodationsforthosepersons.

 Page2of2

PlanCommissionAgenda September8,2011

PROCEDUREFORPUBLICHEARINGS
ItisthePlanCommissionsjobtoconductpublichearingsinordertoreceivetestimonyforandagainst petitionsforgeneralamendmentstothezoningordinance,zoningmapamendments,zoningtext amendments,specialusepermitsandamendmentstospecialusepermits. Theprocedurefollowedforpublichearingsisasfollows: First,thePlanCommissionsecretaryorthedesignatedrepresentativewillreadordescribe writtenitems,reports,andplansintotherecord. Second,thepetitionerwillpresenttestimonyinfavorofthepetitionandwillpresentany supportingplansorexhibits. Third,theCommissionmemberswillhaveanopportunitytoquestionthepetitioner. Fourth,theCommissionwillthenreceivecitizentestimonybothforandagainstthepetition. Questionsabouttheproposalmaybedirectedtothepetitionerorpetitionerswitnessesand questionsaboutthePlanCommissionprocessitselfmaybedirectedtome.Followingsuch testimonythepetitionerandthePlanCommissionmayaskquestionsofthosewhotestified. Finally,thepetitionermayprovidearebuttaltoanytestimonyinopposition.

WhenallthetestimonyisbroughtintotherecordthehearingwillbeclosedandthePlan CommissionwillmakearecommendationtotheCityCouncilintheformofamotionormotions. Inordertogivetestimony,youmustprovideyournameandaddressontheregistrationsheet locatedattheentranceofthehearingroomandsigninthespaceprovided.Bysigningthe registrationsheet,youagreeandunderstandthatanythingyousaywillbeconsideredsworn testimonyandaffirmtotellthetruth,thewholetruthandnothingbutthetruth. Whengivingtestimonypleaseapproachthelectern,speakdirectlyintothemicrophonesothat youmaybeheard.Pleasebeginbystatingyournameandgivingyouraddress.Ifyouspeak additionaltimes,pleasestateyournameeachtimefortherecord. Pleasebeconcisewhenpresentingyourtestimonyandifyourpointhasalreadybeenmade,itis notnecessarytorepeatit.EachofthesepointsisrecordedandwillbeconsideredasthePlan Commissiondevelopsfindingsoffactandarecommendationorrecommendations. Youmayprovideyourtestimonyinwrittenform,butsuchwrittentestimonymustbepresented tothePlanCommissionsecretaryorthedesignatedrepresentativepriortotheclosingofthis hearing. Aftertheprocessiscompletedandeveryonewishingtopresenttestimonyhasspoken,the Commissionwillthendecidewhetherithasheardadequatetestimonyinordertomakea decision.Ifithas,thepublichearingwillbeclosed.

AfterapublichearingisclosedthePlanCommissionwillrefrainfromreceivinganyadditionaltestimony eitherfororagainstthepetition.Thereisoneexceptiontothisrule. Citystaffwillsubmitareportbasedonthetestimonypresentedatthehearing.Thisreportwill considercommentsorconcernsfromallCityDepartmentssuchastheFireDepartment,Public WorksDepartmentortheEngineeringDepartment.

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: Nay: Case, Erickson, Leidig, Mead, Moffat, Stevenson, Stocking, Rogers 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 Citys 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 Citys boundary agreement with the Village of West Chicago and whether it makes sense without the overpass extending south. Details followed on staffs 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.

CommunityDevelopmentDepartmentMemorandum

CITYOFGENEVAPLANCOMMISSION
SEPTEMBER8,2011 AGENDAITEM4A ATHLETICTRAINING FACILITIESTEXT AMENDMENT

Applicant GerardKeating Request ZoningOrdinanceText Amendmenttoaddathlectic trainingfacilitiestothelistof permittedusesintheI1Light IndustrialDistrict Recommendation Citystaffrecommends approvaloftherequested ZoningOrdinanceText Amendmenttoallowathletic trainingfacilitiesasa permitteduseintheI1District StaffLiaison DavidDeGroot CityPlanner Phone:(630)2320814 Email:ddegroot@geneva.il.us

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 rentals24hoursaday,7daysaweek,and365daysayear.Access tothefacilitywouldbeprovidedwith acodeprotectedkeypad. Eachtenantofthefacilitywouldhaveallocatedofficeandstorage areas with secure access. The concept also proposes a retail componenttomarketapparelandequipmentasdesiredbyeach of the organizations. The applicant, Gerard Keating, approached City staff and inquired about the possibility of the locating the GenevaSportsCenterfacilityintheformerCarlsonToolportionof thebuildinglocatedat2300GaryLane,anapproximately16,000 square foot space. The property is located in the I1 Light Industrial District. Athletic training facilities are currently not listedasapermittedorspecialuseintheI1District.

REQUEST
The applicant is specifically requesting an amendment to Section 117B2oftheZoningOrdinancetoaddathletictrainingfacilities (09)tothelistofpermittedusesintheI1District.Thenumber (09) behind the use indicates the proposed parking classification fortheuse.Parkingclass(09)requiresaratioof4parkingspaces perevery1,000squarefeetoffloorarea.

STAFFANALYSIS
City staff has reviewed the proposed Zoning Ordinance Text Amendment and has no objections to the request. Athletic trainingfacilitiesareanappropriateandcompatibleusefortheI1 Light Industrial District. Such uses typically require building of substantialbulkandheight,whicharepermittedbytheI1District lot and area requirements and are consistent with the type of developmentfoundinthedistrict.PleaseseeFigure1foralistof

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AgendaItem4A AthleticTrainingFacilitiesTextAmendment

otherpermittedandspecialusesintheI1District,Figure2forasummaryoftheI1DistrictLotandArea 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 PermittedUses:Appareland prearrangedprogramsorevents,ratherthanforgeneralpublicwalk otherproductsmanufactured inuse.InAprilof2009thePlanCommissionrecommendedandthe fromtextile,automobileand CityCouncilapprovedaZoningOrdinanceTextAmendmenttoallow majortruckrepair,wholesale athletic training facilities as a permitted use in the OR Office bakeries,bedding Research District. As part of amendment the City established the manufacture,boatbuilding followingdefinitionstoinordertoclarifythedifferencesbetweenthe andrepair,cabinet twouses.: manufacture,carpetandrug ATHLETICTRAININGFACILITY: A specialized indoor facility provided cleaning,cateringservices, for the training needs and related activities of athletes. Unlike a professionaloffices, healthorfitnessclub,thesefacilitiesareprimarilyfortheprearranged electroniccomponent use of specific teams and programs, rather than for general public manufacturing,fuelandice walkinuse.Thisusemayincludeclassroomsandmeetingspace,as plants,healthorfitnessclubs, well as specialized sports facilities, such as ball courts, gymnasiums, whollyenclosedkennels, weight rooms, and pools. Activities may include training sessions, medicalanddentalclinics, practices,andcompetitiveevents. precisionsinstruments manufacturing,printingand HEALTHORFITNESSCLUB:Anindoorfacilitydesignedforthemajor publishing,radioand purposeofphysicalfitnessorweight reducing which may include, televisionstudios,research butisnotlimitedto,suchequipmentasweightresistancemachines, anddevelopmentandtesting running and jogging, game courts, swimming facilities, saunas, facilities,retailsales(upto showers, and lockers. Instruction programs, aerobic classes, and 10%offloorarea,notto weightcontrolprogramsmaybeoffered. exceed5,000squarefeet), Aspartoftheamendmentin2009theCityalsodeterminedthatthe selfservicestoragefacility, proposed parking ratio of 4 parking spaces per 1,000 square feet of veterinaryhospitalsand floor area, or Parking Class (09), is appropriate for athletic training clinics,warehousingand facilities. Although athletic training facilities do not create as much distribution,woodworking general public traffic as health or fitness clubs, which also belong to andwoodproducts ParkingClass(09),athletictrainingfacilitieshavepeakperiodsofhigh manufacture parkingdemandassociatedwithscheduledprogramsorevents.City staffalsoreviewedtheparkingratiosrequiredforsimilarfacilitiesin other communities and found the proposed parking ratio to be comparable to those established by West Chicago, St. Charles, Batavia,Naperville,CarolStream,Aurora,andSugarGrove. SpecialUses:Collegesand universities,heliport,parking structureorlot,parksand recreationaluses,planned unitdevelopments,public utilityandpublicserviceuses, restaurants

STAFFRECOMMENDATION

City staff recommends approval of a Zoning Ordinance Text Figure1.I1LightIndustrialDistrictUses. Amendment, as presented in this report, which would add Athletic PerSections117B2&1117B3ofthe training facilities to the list of permitted uses in the I1, Light GenevaZoningOrdinance.

 Page3of3

AgendaItem4A AthleticTrainingFacilitiesTextAmendment

IndustrialDistrictandassigntheuseaparkingclassificationof(09).

REVIEW/APPROVALPROCESS:NEXTSTEPS*
1. September26,2011CommitteeoftheWholereviewandrecommendationtoCityCouncil. 2. October3,2011CityCouncilconsiderationofrequest *Thistimelineisprovidedforinformationalpurposesonly,exactdatesaresubjecttochange. MinimumLotSize:30,000squarefeet MaximumLotCoverage:80percent MinimumLotWidth:125feet MaximumFloorAreaRatio:1.5

MaximumBuildingHeight:50feet SetbackRequirements: Building Parking Street 40feet 20feet Side 20feet 15feet Rear 30feet 20feet Transitional 40feet 40feet Figure2.I1LightIndustrialDistrictLot&AreaRequirements.PerSection117B4oftheGenevaZoningOrdinance.

Figure3.I1LightIndustrialDistrictZoningMap.

CommunityDevelopmentDepartmentMemorandum

CITYOFGENEVAPLANCOMMISSION
SEPTEMBER8,2011 Applicant CityofGeneva PropertyOwners CityofGeneva,Geneva HistoricalSociety,KingLuc LLC Location 215CampbellStreetandBlock 56oftheOriginalTownof Geneva Requests 1. ZoningMapAmendment B3BusinessDistricttoB2 BusinessDistrict 2. SpecialUse/SitePlan ReviewParkinglotasa prinicpaluseintheB2 District Recommendation Citystaffrecommends approvaloftherequested ZoningMapAmendmentand SpecialUse StaffLiaison DavidDeGroot CityPlanner Phone:(630)2320814 Email:ddegroot@geneva.il.us AGENDAITEM4B

CITYOFGENVA BLOCK56 PARKINGLOT

Figure1.LocationMap.PreparedbyGeneva,PlanningDivision,August2011.

BACKGROUND
TheCityofGenevaownspropertylocatedat215CampbellStreet. InSeptemberof2010,aresidenceanddetachedgaragelocatedon the property were demolished in preparation for the construction ofaplannedparkinglotthatwouldbelocatedinthecenterofBlock 56intheOriginalTownofGeneva(boundedbyJamesStreettothe north, Campbell Street to the South, between Second Street and Third Street). As shown in the plans attached to this report, the parkinglotwouldprovide35parkingspaces.TheCityhasreached agreements with adjoining properties to utilize the necessary portions of their property to provide a complete twoway parking lotthroughthecenteroftheblock.Aspartoftheagreement,7 parking spaces would be reserved for use by adjoining property owners.Theremaining28parkingspaceswouldbemadeavailable for3hourpublicparking. TheCityownedpropertylocatedat215CampbellStreetiscurrently zonedB3BusinessDistrictwhichrequiresparkinglotstobesetback

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AgendaItem4B CityofGenevaBlock56ParkingLot

30feetfromstreetyardpropertylines,6feetfromsideyardpropertylines,and10feetfromrearyard property lines. When applied to the subject property, the required setbacks significantly limit the numberofdesignpossibilitiesandthenumberofspacesthatcouldbeprovided.Citystaffisproposing torezonethepropertyfromtheB3districttotheB2Businessdistrict,whichonlyrequiresparkinglots tobesetback5feetfromstreetyardpropertylinesanddoesnotrequireparkinglotstobesetbackfrom sideorrearpropertylines.ThepropertyisadjacenttoB2zoningandtheproposedparkinglotwould serveB2zonedpropertiesintherestoftheblockandseveralblockstothenorth.PleaseseeFigure2 foraZoningMapofthepropertyandsurroundingarea.RezoningthepropertytotheB2districtwould allow for greater flexibility in the parking lot design and maximize the number of spaces that can be obtained.ParkinglotsasaprincipaluserequireaSpecialUseintheB2district.

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 11143 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,inaccordancewith Figure2.ZoningMap.PreparedbyGenevaPlaningDivision,August2011. Sections 116B3 and 11 144oftheZoningOrdinance.

STAFFANALYSIS
ZoningMapAmendmentStandardsFindingsofFact In evaluating the proposed Zoning Map Amendment for the 215 Campbell Street property, staff has consideredthefour(4)standardsforZoningMapAmendments,assetforthinSection11143(F)ofthe ZoningOrdinance. 1. Existingusesofpropertywithinthegeneralareaofthepropertyinquestions:

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AgendaItem4B CityofGenevaBlock56ParkingLot

Thegeneralareasurroundingthesubjectpropertyincludesavarietyoflanduses.Thepropertieson thenorthsideofJamesStreetconsist ofapublicparkinglotandcommercialbusinessesincluding the All Chocolate Kitchen caf, Nosh restaurant, Beaute By Sylvie salon, and the American Legion offices.PropertiesonthesouthsideofCampbellStreetincludeChiantisrestaurantandmixeduse officebuildings.ThepropertiestotheeastincludetheUnitarianChurchandavacantsinglefamily residence,whicharezonedB3BusinessDistrict.PropertiestothewestincludetheShoppesat127, theGenevaHistoryCenter,Artemisia,andCirca.AngledonstreetparkingisavailablealongJames Streettothenorth,SecondStreettotheeast,andCampbellStreettothesouth.Onstreetparallel 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 surroundedbycommercial,office,andinstitutionallandusesandisnotimmediatelyadjacenttoany residentialuses.TheproposedB2BusinessDistrictzoningwouldbecompatiblewithexistinguses withinthegeneralarea. 2. Thezoningclassificationofpropertywithinthegeneralareaofthepropertyinquestion: The properties to the north and west are zoned B2 Business District. The vacant singlefamily residence to the east is zoned B3 Business District and the Unitarian Church to the northeast is zoned R3 Medium to High Density SingleFamily Residential District. The properties to the south arezonedB3District.TheproposedB2DistrictzoningisimmediatelyadjacenttoexistingB2District zoningtothenorthandwestandisconsistentthepatternofexistingzoningandlandusesinthe immediatevicinityandisappropriateforthesubjectproperty.Pleaseseethezoningmapshownin Figure2. 3. The suitability of the property in question to the uses permitted under the existing zoning classificationaswellastheproposedzoningclassification: The existing zoning classification, B3 Business District, allows for a limited list of specialty retail, office,andpersonalserviceuses.TheproposedB2BusinessDistrictallowsforamuchwiderrange of retail, office, and service uses. Both districts require a Special Use to allow parking lots as a principaluse.ThecurrentB3Districtzoningrequiresparkinglotstobesetback30feetfromstreet yardpropertylines,6feetfromsideyardpropertylines,and10feetfromrearyardpropertylines. 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 doesnotrequireparkinglotstobesetbackfromsideorrearpropertylines.PleaseseeFigure3fora comparisonoftheB2andB3Districtparkinglotsetbackandlotcoverageregulations.Theproperty isadjacenttoB2zoningandtheproposedparkinglotwouldserveB2propertiesontheblockand blockstothenorth.RezoningthepropertytotheB2districtwouldallowforgreaterflexibilityinthe 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 Citys Comprehensive Plan, it is staffs opinion that the property is better suited for use as a parking lot under the proposed B2 District zoningthantheexistingB3Districtzoning.

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AgendaItem4B CityofGenevaBlock56ParkingLot

4. ThecurrentcomprehensiveplanfortheCityofGeneva: The Comprehensive Plan designates the future land use of the subject property as Transitional MixedUse. The transitional mixeduse area is intended to provide a buffer between downtown/Third Street commercial areas and surrounding residential properties. While the intensityofuseswithinthetransitionalmixeduseareashouldnotincreasesignificantly,acontinued 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 ComprehensivePlan.TheproposedrezoningofthesubjectpropertyfromtheB3BusinessDistrict to the B2 Business District is consistent with both Comprehensive Plan designations. The subject propertyiswhollysurroundedbycommerciallyzonedpropertiesandisnotimmediatelyadjacentto anyresidentiallyzonedproperty.Althoughtheuseofthepropertyasapublicparkinglotwouldbe moreintensethanthepreviousresidentialuse,theparkinglotwouldserveandsupportretailand officeusesinthearea.PleaseseeFigure4foramapoftheTrafficandParkingPlanandFigure5for amapoftheLandUsePlan. B3BUSINESSDISTRICT B2BUSINESSDISTRICT SetbackRequirements: SetbackRequirements: Street 30feet Street 5feet Side 6feet Side 0feet Rear 10feet Rear 0feet Transitional 15feet Transitional 0feet MaximumLotCoverage:70percent MaximumLotCoverage:Nolimitation Figure3.B2andB3BusinessDistrictParkingLotSetbackandLotCoverageRequirements.PerSections116C4,116D4,and11 11A4BoftheGenevaZoningOrdinance. SpecialUseStandardsFindingsofFact 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 11144(F) of the Zoning Ordinance. 1. Theproposeduseatthespecifiedlocationisconsistentwiththecomprehensiveplan. AsnotedintheresponsetoZoningMapAmendmentStandard#4above,theproposeduseofthe property as a parking lot is consistent with the Transitional MixedUse and Planned/Potential ParkingdesignationsoftheComprehensivePlan.

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AgendaItem4B CityofGenevaBlock56ParkingLot

Figure4.LandUse Plan.Figure10ofthe GenevaComprehensive Plan,preparedbyTrkla, Pettigrew,Allen& PayneInc.,April2003.

Subject Property

Figure5.Trafficand ParkingPlan.Figure11 oftheGeneva ComprehensivePlan, preparedbyTrkla, Pettigrew,Allen& PayneInc.,April2003.

Subject Property

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AgendaItem4B CityofGenevaBlock56ParkingLot

2. Theproposedbuildingorusewillnotdiminishthevalueofadjacentandnearbyproperties. Theproposedparkinglotwillprovidereservedparkingforadjacentpropertyownersandadditional publicparkingtoserveadjacentandnearbyuses.Astheproposedparkinglotwouldimproveaccess to adjacent and nearby properties and expand the inventory of available parking spaces, the propertyvaluesofthosepropertiesshouldnotbediminished. 3. The proposed use at the specified location will not substantially or unduly increase traffic, traffic congestionandonstreetparkingdemandintheimmediatevicinityoftheproposeduseandinthe areaaffectedbytrafficgeneratedbytheproposeduse. The proposed parking lot would provide additional offstreet public parking and therefore would reduce traffic, traffic congestion, and onstreet parking demand in the immediate vicinity and surroundingarea. 4. The proposed use has been designed to provide for adequate ingress and egress to minimize potentialvehicleconflictsandcongestioninpublicstreets. TheproposedparkinglotprovidesforafullaccessfromJamesStreetandCampbellStreet.Themid blockingressandegresstotheparkinglotprovidesfororderlytrafficflowandadequateseparation distancefromnearbystreetintersections. 5. Theproposedbuildingorusewillnotadverselyaffectorchangethecharacteroftheareainwhichit islocated. The proposed parking lot would provide reserved parking for adjacent property owners and additional offstreet parking to the public. The parking would improve access to adjacent and nearbyproperties,therebysupportingtheretailandofficecharacterofthesurroundingarea. 6. The proposed use at the specified location will not adversely affect the use and development of adjacentandnearbypropertiesinaccordancewiththeregulationsofthedistrictinwhichtheyare located.Thelocation,sizeandheightofproposedbuildingsandotherstructures,andtheoperation oftheusewillnotadverselyaffecttheuseanddevelopmentorhindertheappropriatedevelopment ofadjacentandnearbyproperties. The proposed parking lot would provide reserved parking spaces for adjacent properties and additionalpublicoffstreetparkingforpropertiesinthesurroundingarea.Therefore,theproposed parkinglotwouldsupporttheuseanddevelopmentofadjacentandnearbypropertiesbyimproving accessibilitytothoseproperties. 7. Adequateutility,drainage,parkingandothernecessaryfacilitiestoservicetheproposedusewillbe provided and that such utility, drainage, parking and other necessary facilities will not adversely affecttheuse,developmentandvalueofadjacentandnearbyproperties. TheproposedparkinglothasbeendesignedtoinaccordancewithallapplicableCity,County,and State code requirements to ensure that the proposed use will not adversely affect the use, development,andvalueofnearbyproperties.

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AgendaItem4B CityofGenevaBlock56ParkingLot

8. Theproposedbuilding,otherstructuresandusecomplywithanyandallregulations,conditionsor requirementsofthecityapplicabletosuchbuilding,structureoruse. TheproposedparkinglotcomplieswithallregulationsoftheB2BusinessDistrict.Theparkingstall dimensionsanddriveaislewidthsprovidedcomplywiththeminimumrequirementsfor90degree parking.Barriercurbshavealsobeenprovidedaroundtheentireparkingarea,asrequiredbythe Citys 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 accordancewiththeCityslandscapingrequirements. 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 constructedorinthecourseofconstructionintheimmediateneighborhoodorthecharacterofthe applicabledistricttocauseasubstantialdepreciationinpropertyvaluesintheneighborhood. Therearenostructuresproposed.Theparkinglotwouldbelocatedinthecenteroftheblockand 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 valuesintheneighborhood.

STAFFRECOMMENDATION
Basedontheanalysisprovidedinthebodyofthisreport,CitystaffrecommendsapprovalofaZoning MapAmendmenttorezonethepropertylocatedat215CampbellStreetfromtheB3BusinessDistrictto the B2 Business District. City staff also recommends approval of a Special to allow a parking lot as a principaluseintheB2BusinessDistrict,specificallyforBlock56intheOriginalTownofGeneva.

REVIEW/APPROVALPROCESS:NEXTSTEPS*
1. September26,2011CommitteeoftheWholereviewandrecommendationtoCityCouncil. 2. October3,2011CityCouncilconsiderationofrequests. *Thistimelineisprovidedforinformationalpurposesonly,exactdatesaresubjecttochange.

ATTACHMENTS
PlatofSurveyExistingConditions PreliminarySitePlan LightingPhotometricPlans LandscapeZonesdetailedplanstobeprovidedatthemeeting

PLAT OF SURVEY
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.

SCALE: 1"= 20
1 STORY COMMERCIAL BUILDING
20 10 20

STR

EE

T
72 1

8"

RIM = 721.37 INV. E = 712.52 INV. S = 714.17 INV. W = 712.52

8"

8"

BUILDING ON LINE
W

3 HOUR PARKING SIGN

30" ELIP .

12"

12"
RIM = 721.39 INV. E = 711.04 36" INV. SE = 716.19 INV. SW = 714.04 INV. W = 711.04 RIM = 720.71 INV. = 718.11
721

"

1.65

(60) N 80 ^05 03" W

DING

2 STORY COMMERCIAL BUILDING

BUIL

(24.0

(80 )

0)

(50)

(60.0

T2 LO

EXISTING EASEMENT

15

(78.5

6)

0) (18) 301. 18 ( 300

72

"

12

721

5)

FD IP 0.58 S 0.23 W

GRAVEL AREA 720

1)

RIM = 720.59 INV. N = 716.94 INV. S = 714.04

(60.4 2)

(24.0 0)

STR EET

0)

(50.5

4)

FD IP 0.81 S

8"

BUILDING

(2

.7

(46.4

FD IP 2.05 S 0.48 W
8"

COMMERCIAL

OVERHANG
(60.3 8)

6"

FULL OF DEBRIS 24"

(100 .7

2 STORY

36"

KING LUC LCC SUB. REC. 7/6/2007 DOC. NO. 2007K070833

(30

12"
RIM = 718.60 INV. E = 716.30 INV. W = 716.35
12"

6"

301

"

RIM = 718.69 INV. E = 716.44 INV. NW = 716.64

720

T LO

ELECTRICAL TRANSFORMER RIM = 719.70 T/P = 714.45

RIM = 719.08 8" INV. N = 714.23 INV. S = 714.28 INV. SW = 716.88 INV. W = 716.18
720

12

24"

1 STORY CHURCH

02"

26" FD IP 0.13 N 0.06 E

(162.8

03

3RD

DOWNSPOUT
(50)

AC UNIT 17" AC UNIT FD IP

721

5 4
12
6"

EET

1)

DOWNSPOUT
72

S 10 ^

(80 )

.56

720

RIM = 719.24 INV. N = 714.84 INV. SW = 714.84 INV. NW = 715.64

"

"

12

2 STORY COMMERCIAL BUILDING UNDERGROUND CONTROL VALVE CITY SPLICE BOX

(30)

(50)

18" DOWNSPOUT

DOWNSPOUT

(75)

CHIMNEY

ROUGH PAVEMENT THROUGHOUT FD RRS

.22

(300

UNDERGROUND STAIRWELL

RETAINING WALL

RIM = 719.53 INV. NE = 714.38 INV. SW= 714.38 INV. W = 714.33

DOWNSPOUT
72 0

VALVE BOX

719 GAS VALVE GAS METER

718 875

OVERHEAD STAIRCASE OVERHEAD STAIRCASE PILLARS

12
719

15" 15"
721

(15)

F/F = 719.55
INGR ESS/

719

EASE MEN T

EGR

ESS

DOWNSPOUT RIM = 718.22 INV. N = 714.92 INV. E = 714.92

(30)
6"

RIM = 718.43 INV. NE = 714.53 INV. W = 714.43 7"x2

"

BLO CK 5 6 ORIG INAL T

RETAINING WALL 36"

72
72

OWN

OF G EN

EVA
FD "X" 0.19 E

719 719 6" GAS METER

12"

FD RRS 7" 8"

71

OPEN PIPE F/F = 719.42 719

71

(7.5

ROUGH PAVEMENT THROUGHOUT

722
722

302

DOWNSPOUT
720

2ND

(30)

STR

FD RRS
9

6"x5-10"
2 72

STREET LIGHT

1 STORY COMMERCIAL BUILDING

(80) )

DOWNSPOUT STEPS ELECTRICAL METER DOWNSPOUT

FD IP 6"

CONCRETE SLAB

7
TRANSFORMER ON CONCRETE SLAB (0.80) 6"x2 719

(39)

6"

72

(0.60

10" 6"-10"

SHED

12"

FD "X" 8"

(3.5

8
72

ELECTRICAL METER INDICATES STREET SIGN

ON L INE

(75)

9"-18"

718

STEPS BASEMENT WINDOW ELEV. = 717.98

718

9
5" E

(39)

F/F = 718.79 ELECTRICAL METER

ING

(50)

1 STORY COMMERCIAL BUILDING

SANITARY CLEANOUT
(6)
(13)
7 2 0

(150 ) N 0 9^5 95

BUIL D

71

STEPS
718

CHIMNEY

ROUGH PAVEMENT THROUGHOUT

12"
(75)

722

2 STORY HOUSE

6"

71

717

9"

STONE RETAINING WALL

(5)

(60) BUIL DING ON L INE

12"
(60)

71

S 79 ^57

29"

24"
717

3 HOUR PARKING SIGN

(60) 717

(36)

NO PARKING SIGN

12"

718 6"

30"

CA

FD IP 0.11 E
(60) 301. 45 (300 ) (60)

MP BEL L

716

716
12"

716

SANITARY CLEANOUT

6 71

STR

15"

EET
6 71

RIM = 715.12 INV. N = 712.22 INV. S = 712.07 FD IP

FD IP RIM = 714.88 INV. N = 711.88 INV. E = 710.73 INV. W = 710.73

715

15" 15"
RIM = 714.52 INV. = 710.57
71 5

(80
12"

24"

FD IP FD "X"

RIM = 715.09 INV. W = 710.89 INV. S = 710.89

FD IR

at Elgin, Illinois

______________________________
FD IP

L G

I N,

ReJena H. Lyon Illinois Professional Land Surveyor No. 3302

N L I LI

LICENSE EXPIRES 11/30/2012

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

722

6"x5
721

721

721

JAM ES

721

721

721

RIM = 720.92 INV. = 718.32

(80

FD IP

12"

2 DIA. (TYP.) GAS METER

(60)

(60)

FD IR 0.56 S 0.41 W

720

FD IP

719
719

720

FD IR

716

71 9

LEGEND
FD PK NAIL FD IR FD IP
722

INDICATES FOUND IRON ROD INDICATES FOUND IRON PIPE INDICATES FOUND CHISELED "X" INDICATES FOUND RAILROAD SPIKE INDICATES POWER POLE INDICATES STREET LIGHT

720

FD "X" FD RRS

719
719

INDICATES SANITARY CLEAN OUT

10

FD IR

INDICATES MANHOLE INDICATES FIRE HYDRANT INDICATES INLET INDICATES TREE INDICATES BUSH INDICATES PARCEL BOUNDARY INDICATES SANITARY SEWER LINE INDICATES STORM SEWER LINE INDICATES WATER MAIN LINE INDICATES FENCE LINE

721

717

INDICATES BUILDING

INDICATES PLATTED LOT LINE INDICATES RIGHT-OF-WAY LINE (N 01%%D1230" W 200.00) INDICATES DIMENSION OF RECORD

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.

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
NA
H
L
Y
O

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

E J

3302
LAND SURVEYOR STATE OF ILLINOIS

PROFESSIONAL

WW

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

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