MINUTES Plan Commission City of Batavia PLEASE NOTE: These minutes are not a word-for-word transcription of the statements made at the meeting, nor intended to be a comprehensive review of all discussions. They are intended to make an official record of the actions taken by the Committee/City Council, and to include some description of discussion points as understood by the minute-taker. They may not reference some of the individual attendee s comments, nor the complete comments if referenced. 1. Meeting Called to Order for the Plan Commission Meeting Chair LaLonde called the meeting to order at 7:00pm. 2. Roll Call: Members Present: Members Absent: Also Present: Chair LaLonde; Vice-Chair Schneider; Commissioners Gosselin, Harms, Joseph, Peterson McGrail Joel Strassman, Planning and Zoning Officer; Drew Rackow, Planner; Jeff Albertson, Building Commissioner; and Jennifer Austin-Smith, Recording Secretary 3. Items to be Removed, Added or Changed There were no items to be removed, added or changed. 4. Approval of Minutes August 30, 2017 Plan Commission Commissioner Joseph asked that her comment include specifying Allendale children. Guy Prisco was mentioned twice in the minutes and the name should be double-checked. Spelling correction was made to Kane County. To approve the August 30, 2017 Plan Commission minutes with corrections Joseph Schneider 5. Continuation of a Public Hearing: Proposed Single Family Residential Subdivision at 1600 West Wilson Street, Kevin Stough, Applicant Zoning Map Amendment from R4 Multiple Family Residential Medium Density to R1-H Single Family Residential High Density Zoning District with a Planned Development Overlay District Design Review for Proposed Elevations and Site Improvements Preliminary Plat of Subdivision
Page 2 Rackow reported that last year the Plan Commission reviewed but did not recommend approval of a proposed twelve unit multiple family residential building for this property in 2016. The Comprehensive Plan Land Use Map was amended to residential, eight to fifteen dwelling units per acre with that application, consistent with the present Zoning District. The current applicant proposes six single family residences with an average lot size of 3,555 square feet. The proposed buildings are all three-bedroom homes with two-car garage of 1,300 to 1,500 square feet. Rackow discussed the applicant s requested modifications under the planned development including lot size and floor area, setbacks and side clear area. Rackow also discussed the landscaping, access, parking, preliminary plat of subdivision, and the findings for approval. To open the public hearing Peterson Harms Kevin Stough, contract purchaser and applicant, addressed the Commission. He stated that given the surrounding land uses he felt that the appropriate land use is single family. He showed a site plan and architectural designs of the proposed homes. The homes would have varying colors. The homes facing Wilson will have windows facing Wilson to provide architectural detail. The corner lots would have additional architectural detail with the shake siding and gables. The Commission reviewed street views of the homes, the proposed site plans, AT&T box near the southwest corner of the site, how the proposed development fits into the neighborhood, and compliance with Comprehensive Plan Land Use Map density. Chair LaLonde opened the floor for public comment and swore in those who wanted to speak. David Kletzing, 46 Feece Drive, stated that this plan is so much better than the previous plan and thanked Mr. Stough for his involvement. Kletzing noted that if something is built around the AT&T box if it is done right it could provide soundproofing. Kletzing asked about drainage. Rackow stated that drainage would connect with the West Winds subdivision detention pond and then into the storm system. Stough added that the plan is to have swales in the side yards that would drain the water to the rear yards. On the rear lot line for all the lots there would be another swale that leads to Wilson and the plan is to install a new catch basin on the south side of the sidewalk. There is a storm sewer inlet in the northeast corner of the property and on the northwest corner of the property. There are stormwater management basins on Feece, which this project would utilize. Kletzing asked why not three duplexes. He explained that there would be more spaces in between the houses. Stough answered that from a design standpoint if you are doing a 1,300 square foot duplex you would not get any less floor area than what you see. If you want the duplexes to have two car attached garages, you would not get any less floor area than you see on this plan. This land plan works well with the configuration of the property with three facing Spuhler and three facing Independence. He did consider four town homes, four facing Spuhler
Page 3 and four facing Independence. The townhomes would have been smaller square footage and all you would see is a row of garages from the street. With this plan you would see an attractive house and the garage door is not the majority of the elevation you would see. Craig Crawford, 15 Feece Drive, addressed the Commission. He noted that he does not believe in taking an oath to speak and did not take the oath. He asked if a traffic study was done on Spuhler and Feece, and explained that it is hard to get off the street. He would like a comprehensive study performed on traffic. He asked if there is parking on Independence. Crawford discussed having a buffer zone and suggested two larger homes to better fit the buffer zones, one side facing commercial and once side facing the rest of the neighborhood. He would think that the overall price would be the same for having two larger homes versus the proposed six homes. He noted concern with the number of Code modifications requested. Bennie Olson, 36 Spuhler Drive, stated he is concerned that on the Wilson side it shows there is a concrete wall and he would like to know how tall it is. Rackow stated that the site plan states concrete walk and is a sidewalk. Olson asked if there is an overlay plat that shows what it would look like when you are fifteen feet setback. Rackow stated that the site plan has the porches with fifteen foot setbacks. Olson explained that he is concerned about shorter driveways making people park out on the street. It was noted that the driveways would be 20 feet long. LaLonde stated that it would not get any closer to the street. To close the public hearing Schneider Peterson Peterson asked about a traffic study. Strassman stated that a traffic study is typically requested with a proposal of greater density than what is allowed. Up to nine units would be allowed for this particular density. Often residents note traffic concerns to the City Council. He does not feel that the Council would review the traffic as part of this application but they could request staff look at traffic issues anywhere in town. Schneider stated that he likes what is proposed, better than what was proposed a year ago. This would be a good transition type of home. LaLonde asked if there was parking on Independence. Stough stated that there are no signs on Independence that state no parking and they could park there if needed. The Commission discussed how there might not be a market for larger homes facing Independence. The Commission reviewed the findings. To approve all ten findings on the zoning map amendment section Schneider Joseph
Page 4 The Commission reviewed the Design Review. LaLonde stated that he would like elevation scheme A to be the elevation on both of the lots facing Wilson. LaLonde would like foundation plantings of various heights to give relief from the boring look of the elevation. There was no objection from the Commission. To find in the affirmative for the five Design Review findings Joseph Harms To recommend approval of the Zoning Map amendment, amending the property s zoning from R4 to R1-H with a planned development with conditions Schneider Joseph Peterson Roll Call Vote: To approve the Design Review subject to the following condition: Wilson Street elevation to have the two windows and the shake infill gable plus foundation planting Joseph Aye: Gosselin, Harms, Joseph, LaLonde, Peterson, Schneider Approval of preliminary plat of subdivision subject to the conditions provided by staff Joseph Harms Rackow announced that this would go to the Committee of a Whole on October 3 rd. 6. Matters From the Public (For Items Not on the Agenda) There were no matters from the public for items not on the agenda. 7. Other Business Strassman reported that the Committee of the Whole (COW) held a meeting regarding about the Campana building project. The meeting was continued to this coming Tuesday.
Page 5 8. Adjournment There being no other business to discuss, Chair LaLonde asked for a motion to adjourn the Plan Commission. Peterson moved to adjourn the meeting, Harms seconded. The motion carried. The meeting was adjourned at 8:35pm. Minutes respectfully submitted by Jennifer Austin-Smith