GENEVA, Ill. — The Geneva Planning and Zoning Commission voted unanimously Jan. 9 to approve the annexation and zoning changes needed for Prairie Grove, a proposed 24‑unit townhome subdivision on about 5.75 acres east of Peck Road.

The commission voted 5‑0 to recommend annexation of the property, amend the city comprehensive plan designation from single‑family residential to single‑family attached residential, rezone the site from the RR rural residential district to R‑6 medium‑density (2‑ and 3‑family) residential, approve preliminary and final plats for a 24‑unit townhome subdivision, and grant a variance to reduce the required street curvature radius from 150 feet to 50 feet. Commissioner Tim Moran made each motion; Commissioner Mike Slifka seconded; Commissioners John Mead, Slifka, Rebecca Holloman, Adam Madaskill and Tim Moran voted aye on all four measures.

Staff and applicant presentations

City planner Matt Busing and other city staff summarized the application filed by FD Fund 2 LLC and included a staff report and an addendum showing school and park impact fees. The staff packet, published with the agenda, listed a traffic impact study, natural resources inventory, tree survey, market analysis and other materials submitted with the application.

Attorney Brendan Penny, representing the applicant, said the proposal — called Prairie Grove — would place nine buildings on the parcel: three two‑unit buildings and six three‑unit buildings for a total of 24 townhome units. Architect and builder representatives described a product mix that they said targets an older buyer (55+) with optional first‑floor primary suites and maintenance‑free ownership through an HOA. The applicant’s traffic consultant, Lynn Means of BLA, said the study projected minimal traffic impact, estimating roughly a 1% increase in traffic on Peck Road and “at most 7 to 10 additional vehicles during the highest peak hours.” Penny and the development team said the plan conforms to the R‑6 bulk standards and provides double the city’s minimum parking requirement (96 spaces provided vs. 48 required by code for 24 units).

Public concerns and applicant responses

More than two dozen members of the public spoke during a lengthy public‑comment period. Common concerns included traffic and sight‑distance on Peck Road, the lack of a second emergency access, loss of woodland habitat and mature trees, potential reduction in neighboring property values, parking and snow‑stacking impacts, and the development’s compatibility with the surrounding single‑family neighborhoods.

Several speakers said Peck Road already carries heavy traffic and expressed skepticism that a single new access point would be safe. Resident Christine Luap told the commission, “Peck Road has become a drag race. It is horrific,” and asked about sight distance and bus stops for children. The applicant team said they had submitted an auto‑turn exhibit and that village fire and public‑works reviewers had confirmed emergency access under city standards. Penny said the developer had been working with Kane County’s transportation staff on right‑of‑way and access and noted the applicant is dedicating a 60‑foot half right‑of‑way along Peck Road to accommodate any future improvements.

On landscaping, Eric Isaacs of Manhart Consulting said a certified arborist had conducted a tree survey and that the plan preserves trees the team classified as high quality and would mitigate removals per city code. The applicant also said they are proposing a multi‑use path along the east side of Peck Road that would tie into regional bike/walk networks if right‑of‑way and approvals can be arranged with county officials and adjacent property owners.

Votes and conditions

Commissioners approved the measures subject to staff findings and several conditions the commission attached during deliberation. The conditions recorded with the motions include: a technical correction to ensure Lot 4 meets the 50‑foot frontage requirement; final engineering approval before building permits; payment of school and park district fees at permit issuance consistent with the city’s land‑cash/impact fee ordinances (staff noted fees of $55,575.88 for the school district and $177,606 for the park district in the staff addendum); and a requirement that the applicant coordinate parking/clearly restrict parking in locations that could impede emergency access, with review by city engineering and emergency services before final plats are released.

What the commission said

Commissioners who voted in favor said the application met the city’s zoning and platting standards and that the applicant had submitted the studies the city requires. Commissioner Tim Moran said he could not support the scale of the project as presented, calling it “too big a project in too small a space,” but nonetheless made the motions that carried after deliberation and conditions. Other commissioners said Geneva needs a variety of housing types, including age‑targeted townhomes.

Next steps

The commission’s approvals are recommendations tied to the annexation and zoning requests; the matter will proceed to the Geneva City Council for final action. City staff said they will coordinate next steps and post final materials to the city website. The applicant and staff also said they will continue to work with Kane County transportation staff and neighboring HOAs on the multi‑use path and access issues.

Votes at a glance

- Motion to amend the comprehensive plan (single‑family → single‑family attached) upon annexation: Passed 5‑0 (Mead, Slifka, Holloman, Madaskill, Moran). Mover: Commissioner Tim Moran; second: Commissioner Mike Slifka.
- Motion to rezone property upon annexation from RR (rural residential) to R‑6 (medium‑density 2‑ and 3‑family): Passed 5‑0. Mover: Moran; second: Slifka.
- Motion to approve preliminary and final plat of subdivision for 24 units, subject to staff findings and conditions (final engineering, landscaping/tree mitigation, Lot 4 frontage correction, school/park fee payments, parking restrictions for emergency access): Passed 5‑0. Mover: Moran; second: Slifka.
- Motion to grant a variation from subdivision design standard (Section 12‑3‑2(i)) to reduce street curvature radius from 150 feet to 50 feet: Passed 5‑0. Mover: Moran; second: Slifka.

Ending note

The commission’s action moves Prairie Grove to the city council review stage; residents who spoke at the hearing asked elected officials to consider density, traffic mitigation and preservation of trees as the council takes up the annexation, zoning and final approvals. The staff report and applicant materials remain available on the city’s project webpage for Prairie Grove.