City of Batavia Plan Commission & Zoning Board of Appeals met Feb. 4.
Here are the minutes provided by the board:
1. Meeting Called to Order for the Plan Commission and Zoning Board of Appeals Chair Gosselin called the meeting to order at 7:00 P.M.
2. Roll Call:
Members Present: Commissioner Eldrenkamp, Commissioner Cuneo, Commissioner LaLonde, Commissioner Kieckhefer, Vice Chair Moore, Chair Gosselin
Members Absent: None
Also Present: Scott Buening, Jeff Albertson, Drew Rackow, Zach Ewoldt, Mayor Schielke, Sarah Cowan
3. Items to be Removed, Added or Changed: None
4. Approval of Minutes: None
5. Regular Agenda Items
5.1 Residences at River Pointe – 400 South River Street
Fox Valley Affordable Housing Corporation, Applicant
Planning Case: 25-015
1. Amendment to the Comprehensive Plan Land Use Map from Light Industrial to Residential >15-25 Units per Acre
2. Amendments to the Zoning Map from LI-SRS, Light Industrial with the South River Street Overlay District to R-5 Multiple Family Residential High Density District with PD Overlay District
3. Design Review
4. Preliminary/Final Plat of Consolidation – Subdivision
Drew Rackow presented the updated staff report and stated that the Plan Commission held the public hearing on January 21, 2026. Rackow stated that the Plan Commission heard testimony from fourteen members of the public, with some additional emails received and included in the record. Rackow stated that the public hearing was closed, and the Plan Commission began discussion on the project, raising a few concerns. The applicant’s team considered four areas that were identified in the updated staff report, including the architecture, site, fencing, and the addition of a condition for any affordable unit change. Rackow invited the Plan Commission to continue the discussion.
Chair Gosselin invited the applicant to speak.
Jon Ditter, the architect for the project, provided an updated presentation with the changes that were made. Ditter stated that in response to the discussion from the Plan Commission to push and pull the façade, to create visual interest, they pulled the center of the building out approximately twelve feet. Ditter stated that the color palette was changed to include four earth tones with white trim in respect to the original stone colors on site, replacing the previously proposed blue building with white trim.
Ditter stated that visual interest was also added with the addition of the roofs for the balconies and architectural enhancements at the building’s entrances. Ditter stated that they did not implement the requested changes of additional landscaping in the parking lot and they did not relocate the loading zone area. Ditter explained that those changes resulted in the loss of additional parking. The physical samples of the exterior materials were passed around the room, and Ditter stated that the newly proposed stone is now the 4” full depth stone instead of the veneer.
Chair Gosselin asked if the Plan Commission had any questions for the applicant or staff.
Commissioner LaLonde expressed appreciation for the effort of the project team to address the Commission’s discussions and for providing updated drawings, and especially the updated renderings. Commissioner LaLonde requested confirmation that the siding was turned vertically. Ditter confirmed this was a change for portions of the building. Commissioner LaLonde spoke positively about the roof coverings added to the balconies. Commissioner LaLonde stated that the center block is a pretty large mass, but it is an improvement from the previous design. Commissioner LaLonde stated that the updated color scheme is a nice compromise and appreciated that the new design has four total colors. Commissioner LaLonde also expressed appreciation for revising the previously proposed veneer to a higher quality 4” stone. Commissioner LaLonde expressed willingness to acquiesce on the request for additional landscaping because the applicant is close to the required parking count.
Commissioner Cuneo stated that a resident had expressed concerns about the lighting in the parking lot affecting the existing neighbors. Ditter stated that photometrics were provided, the lights will not spill off site, and they are facing in a downward direction.
Commissioner Eldrenkamp requested clarification on the fencing along three sides of the property. Ditter confirmed they are willing to have a fence on three sides. Rackow stated that one of the staff recommendations is to construct a 6’ privacy fence on the North side, an 8’ fence on the South Side with a recommended condition for a non-climbable fence at the base of the bluff. Commissioner
Eldrenkamp expressed appreciation to the applicant for making some of the requested changes.
Vice Chair Moore inquired about the landscaping on the north side of the property being affected by a proposed fence. Rackow stated there is some level of landscape and existing trees on the North side, which are not shown on the landscaping plan, but it does identify vegetation on the east side of the property. Ewoldt stated there are brush and buckthorn along the property line. Rackow stated staff will be working with the applicant on the details of the landscape plan with permitting. Gosselin asked if any Commissioners would like to make a motion on the project.
Motion: To recommend City Council approval to amend the Land Use Map from the Light Industrial Land Use classification to Residential >15 to 25 dwelling units per acre for the subject property, in general conformance with the plans attached to the memo.
Maker: Commissioner Kieckhefer
Second: Commissioner LaLonde
Voice Vote: Motion Carried
Motion: To adopt the findings as drafted by staff in the memo for the proposed zoning map amendment.
Maker: Commissioner Kieckhefer
Second: Vice Chair Moore
Voice Vote: Motion Carried
Motion: To recommend City Council approval to amend the Zoning Map for the subject property at 400 South River Street from LI, Light Industrial with the SRS South River Street Overlay District to the R5 Zoning District in general conformance with the plans attached to the memo.
Maker: Commissioner Kieckhefer
Second: Commissioner Eldrenkamp
Voice Vote: Motion Carried
Commissioner LaLonde requested confirmation that the applicant has accepted the conditions. Rackow stated that staff had added item four, which states that if there were any removal or change to the affordable unit count, it would require review by the City Council through a public hearing. Rackow stated that the addition of item five provides that Pace boundaries shall be amended to include the subject property in the On-Demand program. To answer LaLonde’s question, the applicants confirmed acceptance of the proposed conditions as revised.
Motion: To recommend City Council approval to amend the Zoning Map for the subject property at 400 South River Street for a Planned Development Overlay District, in general conformance with the plans and information attached to the memo, with the following conditions: Modifications i.1-i.4 and Conditions of Approval ii.1-ii.7.
Maker: Vice Chair Moore
Second: Commissioner Cuneo
Voice Vote: Motion Carried
Rackow reviewed the updated conditions for the Design Review including: the requirement to follow the tree preservation ordinance, the requirement to install a flashing beacon (subject to IDOT approval), the screening of utility meters, the screening of mechanical equipment on the rooftop to block public view, and the painting of the sprinkler and utility doors along the east elevation. Rackow reviewed the conditions for the site including that the fencing along the playground and dog park be reviewed prior to obtaining a building permit, the privacy fencing shall be 6’ on the North and South side, and the issuance of a building permit for a 6’ non climbable fence on the east side of the property. Rackow stated that the sign shall be in compliance with the R5 requirements, and that the sign shall have an opaque background. Rackow stated that the applicant shall have a landscaping plan prior to the issuance of the permit. Rackow also reviewed the lighting conditions and stated that the applicant should revise one of the proposed light types (TSP) and reduce the light levels to 20 fc outside of the canopy areas and 35 fc under the canopies.
Commissioner LaLonde requested that the addition of the date that the plans were updated be reflected (January 28, 2026). Buening stated that the additional wording under “B” could state: subject to the architectural plans and elevations revised January 28, 2026.
Chair Gosselin requested confirmation that the applicant does not have any objections. The applicants agreed to the conditions.
Motion: To adopt the findings as drafted by staff in the memo.
Maker: Commissioner Eldrenkamp
Second: Commissioner LaLonde
Voice Vote: Motion Carried
Motion: To approve Design Review in conformance with the plans attached and in general conformance with the Planned Development Overlay, subject to the inclusion of architectural plans and elevations revised January 28, 2026, subject to City Council approval and the approval of the conditions: i.1-i.3, ii.1-ii.3, iii.1-iii.2, iv.1, v.1-v.2.
Maker: Commissioner LaLonde
Second: Vice Chair Moore
Voice Vote: Motion Carried
Rackow reviewed the Preliminary/Final Plat of Subdivision for Consolidation conditions. Rackow stated that the Park and School Land Cash will be provided as cash, not as land. Rackow stated that the final plat is subject to the final approval of engineering. Rackow stated that if there is a need for a stormwater easement, it will be provided. Rackow stated that the final condition allows access between sites for an easement, at the north and south property lines, subject to staff review.
Motion: To recommend City Council approval for the Preliminary/Final Plat of Subdivision for Consolidation of the Residences at River Pointe subject to the following conditions (i-iv), and in general conformance with the Planned Development Overlay, subject to City Council approval.
Maker: Commissioner Kieckhefer
Second: Commissioner Cuneo
Voice Vote: Motion Carried
Rackow stated that with the action of the Plan Commission, this item will be presented to the Community of the Whole on Tuesday, February 10, 2026, at 7:00 PM.
6. Matters From the Public (Not on the agenda): None
7. Other Business: Rackow prepared the Plan Commission for the upcoming meeting on February 18, 2026. Rackow stated that there will be a discussion regarding 812 Main Street, the old Vandeventer Manufacturing Company building, which the school district may purchase to expand their facilities. Rackow stated there will also be a Design Review request for 805-821 North Randall Road (Geneva Family Practice, a hearing aid store and a physical therapist) for a new entry feature and the staining of the building. Rackow stated that the Plan Commission bylaws will also be updated and presented to include new language for remote meetings.
8. Adjournment: There being no other business to discuss, Chair Gosselin asked for a motion to adjourn the meeting; there was a first by Commissioner Eldrenkamp and a second by Vice Chair Moore. By voice vote the motion carried and the meeting was adjourned at 7:37 PM.
https://bataviail.community.highbond.com/document/5a335305-5a2b-4f21-af1b-36bc8c380acf/
