Developer presents six‑unit brownstone concept for 11 North 5th Street; commission offers design feedback

Joe Stanton of Windfield Properties presented a conceptual design for a six‑unit brownstone‑style development at 11 North 5th Street during the Geneva Preservation Commission’s May 19 meeting. Stanton described a narrow, three‑story form with garages at grade, rooftop balconies and a brick‑front aesthetic; he said the team is still developing elevations and expects to request rezoning and variances before final permitting.

The commission treated the item as a concept review — staff emphasized that no decisions were being made and that the discussion should focus on aesthetics and massing rather than approvals. Staff noted the lot once held the Freeman House (moved and later demolished) and that the parcel now sits between commercial and residential blocks adjacent to State Street and Hamilton.

Commissioners queried the applicant about scale, street relationship and materials. Stanton said the plan intentionally keeps the building well under the maximum allowed height and that the design team anticipates a finished height “10 to 15 feet under what we’re entitled to.” He explained the reasoning for minimal setback: rear maneuvering space is needed to consolidate sewer/water connections and reduce the number of curb cuts, and the staggered paired entrances reduce pavement work compared with six individual service points. On materials he said the front facades will be brick with black window trim and that sides and rears may use a mix of brick and decorative stone or wood as appropriate.

Commissioners raised possible visual impacts at the sidewalk and asked the applicant to include a tree and landscaping plan to mitigate perceived verticality. A commissioner referenced nearby examples and asked whether a small front setback like the Muse creates a softer street face; applicant and staff replied that city staff supported the proposed approach and that they would evaluate setbacks and landscaping during final design. Multiple commissioners said they were generally comfortable with the brownstone look so long as the building’s scale is consistent with the historic district.

Stanton said the project team has been meeting with city staff and neighbors for several years and intends to pursue a rezoning to unify two parcels and to request a variance to allow a first‑floor bonus room instead of required commercial frontage. He committed to returning with full plans — including elevations, material samples, window and brick cut sheets, and a tree plan — for formal review at a subsequent meeting. Staff confirmed that when the rezoning and variance applications are submitted, the commission and planning bodies will receive comparative data and the project will return for formal comment.

The commission did not take any formal action at the meeting; staff and the applicant left the session with a list of specific clarifications to include in the submittal.