City Council
Regular MeetingDeKalb, IL · February 8, 2016
Minutes
MINUTES
CITY OF DEKALB
CITY COUNCIL COMMITTEE OF THE WHOLE MEETING
FEBRUARY 8, 2016
The City Council of DeKalb, Illinois held a Committee of the Whole Meeting on Monday,
February 8, 2016 in the City Council Chambers of the DeKalb Municipal Building, 200 South
Fourth Street, DeKalb, Illinois.
Mayor Rey called the meeting to order at 5:01 p.m.
A. ROLL CALL
Deputy City Clerk Ruth Scott called the roll and the following members of the City Council were
present: Alderman Bill Finucane, Alderman Michael Marquardt, Alderman Bob Snow, Alderman
Kate Noreiko, Alderman Anthony Faivre, and Mayor John Rey. Alderman Dave Baker arrived at
5:12 p.m. Alderman David Jacobson arrived at 5:42 p.m.
Also present were: City Manager Anne Marie Gaura, Assistant City Manager Patty Hoppenstedt,
City Attorney Dean Frieders, Finance Director Cathy Haley, Police Chief Gene Lowery, Fire Chief
Eric Hicks, Community Development Director Ellen Divita, Public Works Director Tim
Holdeman, Principal Planner Derek Hiland, Management Analyst Jared Heyn, and Deputy City
Clerk Ruth Scott.
B. ITEMS ALSO ON THE REGULAR AGENDA
None.
C. CONSIDERATIONS
1. Shodeen Concept Plan - University Commons.
Community Development Director Divita provided an overview and stated that Mr. Dave Patzelt
of Shodeen Construction would also be speaking regarding this item.
Community Development Director Divita also mentioned she had been monitoring public
comment in the Daily Chronicle regarding this subject and stated that while there are assumptions
that decisions have been made, she wanted to make it clear that is not the case. There is currently
no talk of incentives; only land use, parking, and density.
Community Development Director Divita further stated there had been recent reference in the
Daily Chronicle regarding a 2014 City Center Plan. However, as indicated in the feasibility study,
there wasn’t enough commitment and staff felt the risk was too high at that time.
Mr. Patzelt introduced himself and provided a PowerPoint presentation and photos of the proposed
concept – a Marriott/Springhill Suites Hotel and residential apartments – stating it would be
Committee of the Whole Meeting Minutes
February 8, 2016
Page 2 of 4
located on the southerly edge of Route 38, just east of Pearl Street. There are currently several
structures on the site; however, only two will remain, and the others will be demolished.
Mr. Patzelt provided photos of amenities the proposed residential building would have, including
a fitness center, study areas, and an outdoor courtyard. The hotel would include a lounge/gathering
area, and indoor pool, and fitness area. The rooms would contain either a king or two queen-sized
beds. The interior decoration for both the residential building and hotel would be considered
“urban”. The proposed concept would also include a double layer parking structure, with access
off of Pearl Street. Both levels would have the same number of parking spaces. Each bedroom
would be allotted one parking space.
Mr. Patzelt stated that although City staff is recommending commercial space on the first floor,
Shodeen isn’t because there’s little need for it. He stated that narrative taken from the 2014 City
Center Plan indicates “few rental housing options for those interested in higher end living”, and
Shodeen would like to fill that market. The narrative further states, “development of higher-end
living would support future downtown businesses and vitality”.
Mr. Patzelt stated that parking is also an area where opinions differ. He further stated that he feels
the City’s parking code is outdated. Mr. Patzelt referenced a Wall Street Journal article that states
over the last 10 years there has been steady decline in those holding a driver’s license and the
number of younger aged drivers continues to fall because they’re finding other means of
transportation. Mr. Patzelt also referenced a study done by the Urban Land Institute that notes less
need for parking.
Alderman Noreiko asked for clarification regarding the residential unit target audience. Mr.
Patzelt responded it would be anyone looking for luxury living, a product not currently available
in the DeKalb or Sycamore area. Perhaps upper classmen or grad students would be part of the
target group.
Alderman Baker commented this project wasn’t the first Shodeen had brought to Council, stating
a few years ago Council approved a similar project but it never came to fruition. He further stated
that he disagrees with the statement that there is no luxury living available in DeKalb. Alderman
Baker further stated that wavering on the parking variance was something that’s never going to
happen because DeKalb needs parking.
There was discussion between Alderman Baker and Mr. Patzelt regarding the demand for parking,
the demand for “higher end” living, and project concepts that had been brought before Council in
the past. Alderman Baker stated that if Shodeen wants to move forward with the current project,
they should not ask the City for a subsidy because it’s not fair to the community.
Alderman Snow commented on the issue of parking and discrepancies. He also commented that
if the demand for commercial development isn’t there, it shouldn’t be considered. Alderman Snow
stated he would like to see something done to the property to enhance the area.
Alderman Jacobson stated his concern is parking, as he owns property occupied by Northern
Illinois University students. Students have visitors and parking is always an issue.
Committee of the Whole Meeting Minutes
February 8, 2016
Page 3 of 4
Mayor Rey stated that due to time constraints, the discussion regarding this topic would be
continued at a later date. He further indicated that written comments could be provided to the City
Clerk.
D. PUBLIC PARTICIPATION
Mayor Rey asked that public participation be limited to three minutes due to time constraints.
Written comments could also be submitted to the City Clerk.
Paul Sauser stated that parking is essential, especially in a City with a college campus. He also
finds it hard to believe that young people are driving less. Mr. Sauser doesn’t believe the City
should budge on its current parking codes.
Diane DeMers stated she likes the concept Mr. Patzelt has presented. She also had questions that
included: what has Shodeen learned in other situations that can be brought to the table in DeKalb;
and what is the targeted rent amount for the proposed apartments. Ms. DeMers stated she’s
concerned about the trains that go through the proposed location and the noise of the whistle –
what would be done about that. She also asked how the City’s streets would handle the amount of
traffic that would be brought into the proposed area. Further, for those without transportation,
grocery shopping would be an issue as there are no grocery stores within walking distance. She
also had concern with overnight and weekend parking.
Dewayne Brown provided information from previous Shodeen projects, stating the perception is
great but all he’s seen is abandoned houses over the last 10 years. He also feels that the number
of people allowed per bedroom is unrealistic.
Jim Mason stated that the City and Shodeen should work together regarding the proposed concept
since someone is showing interest in the area.
Jon Sauser stated the proposed project is overreaching. While parking is the topic of discussion,
it’s density that should be the real issue. Mr. Souser spoke of the history of occupied businesses
and homes that were driven away from the proposed concept area. The properties are now empty
and a blight on the City. He also asked why the City has development rules if they aren’t going to
be followed. Further, Mr. Souser feels that Shodeen is being greedy and the proposed project will
tax the City’s current sewer and water system. He doesn’t think this project belongs in DeKalb.
Kay Shelton stated she agrees with Alderman Baker. The current parking situation in DeKalb is
outdated and there just isn’t enough. Further, DeKalb isn’t an “urban area”. The train is 17 miles
away and there are no grocery stores close to the proposed project site. She believes behavior and
not statistics should be considered.
Mayor Rey stated this issue would be brought back for discussion at a later date.
City Manager Gaura stated staff will work with Mr. Patzelt to schedule a date for continued
discussions regarding this item, allowing for more time for direction and public input.
Committee of the Whole Meeting Minutes
February 8, 2016
Page 4 of 4
Mayor Rey encouraged citizens to submit comments regarding this topic in writing to the City
Clerk.
E. RECESS FOR EXECUTIVE SESSION OF THE CITY COUNCIL
None.
F. ADJOURNMENT
MOTION
Alderman Finucane motioned to adjourn the meeting, seconded by Alderman Noreiko.
VOTE
Motion carried on an 8-0 voice vote. Mayor Rey adjourned the Committee of the Whole meeting
at 6:15 p.m.
__________________________________________
RUTH A. SCOTT, Deputy City Clerk
Approved by City Council
Date: February 22, 2016
Agenda
AGENDA
Committee of the Whole Meeting
February 8, 2016
5:00 p.m.
A. Roll Call
B. Items Also on the Regular Agenda
C. Considerations
1. Shodeen Concept Plan - University Commons.
D. Public Participation
E. Recess for Executive Session of the City Council
F. Adjournment
Assistive services available upon request, given reasonable notice.
DATE: February 3, 2016
TO: Honorable Mayor John Rey
City Council
FROM: Anne Marie Gaura, City Manager
Ellen Divita, Community Development Director
Derek Hiland, Principal Planner
SUBJECT: Shodeen Concept Plan – University Commons.
I. Summary
DeKalb Development Company LLC is seeking feedback from Council on a concept plan to
redevelop a 4.48 acre parcel located on the south side of Lincoln Highway bound by Pearl Street,
Lincoln Highway, the Union Pacific Railroad, and Walgreen’s Pharmacy. Since their purchase
of the property ten (10) years ago, the developer has brought several potential development
options to the City including a mixed-use development with condominiums on the upper levels, a
commercial strip center with outlots for restaurants and/or storefronts, a Hotel / Conference /
Hospitality Learning Center and as a mixed-use commercial development with apartments on the
upper levels. In 2015, the developer asked for feedback of a development project which would
include a five-story, 187-unit apartment building (459 bedrooms) arranged around pedestrian
courtyards, and a 128-room four story Springhill Suites with 464 parking spaces provided for
both uses.
As the project does not match long range planning documents related to land use, the Council is
being asked to provide feedback on a variety of issues:
Land Use
Density
Parking Requirements
A similar discussion was held by the Planning and Zoning Commission (PZC) in December with
the intent to meet with City Council next. At the December meeting, the PZC discussed land
use, density and parking requirements. The Commission suggested any development should
provide sufficient parking, density with appropriate parking would be acceptable, and they
indicated desire for first floor commercial. They held the view that the demand would be for at
least one car per bedroom.
Council input, discussion and direction is requested. Once received, the developer will further
refine their plans in preparation for formal submittal in early 2016.
Page |1
II. Background
Discussions began in early 2008 regarding the seven (7) acre site – which included the
neighboring property owned by National Bank and Trust Company and the City of DeKalb right-
of-way -- for a multi-story mixed use development. The development proposed would have
constructed roughly 290 residential units (‘high-end’ condominium product) along with 90,000
square feet of first floor commercial including a new bank and drive-thru facility based upon
presentations to the City’s Plan Commission and City Council with workshops at that time
focusing on the mixed-use development concept.
During the review of the Mixed-Use Development and the preparation of a related Development
Agreement, a downturn in economy began to generate questions about the viability of the
condominium plan. Initially, the City Council appeared to support privately-owned
condominium units and an associated parking structure, with mixed-use commercial on first
floor. However, with decline in the marketplace for a ‘high-end’ condominium product, the
developer began conceptual discussion of a Mixed-Use Development with ‘high-end’ rental
apartments in lieu of condominiums. The City Council did not appear to support the proposal for
additional rental units and so the project was withdrawn, and did not appear before Council. In
2012, the National Bank and Trust Company developed their portion of the seven (7) acres,
designing a new bank with a drive-thru tucked in behind it, which adhered to the design concepts
articulated in the City’s Design Guidelines and 2007 Downtown Revitalization Plan.
The property remains an important bridge between downtown and the campus. The subject
property has now been cleared for development through demolition of the structures which were
in place when purchased: three (3) multifamily structures, seven (7) single family structures.
Remaining are one (1) commercial structure (ice cream shop), one (1) multi-bay garage and the
new bank building.
The City Council is asked to discuss their policy views on land use, parking, and density for the
property. The subject property is zoned General Commercial (GC). Current adopted Land Use
plans call for a continuous line of first floor commercial. Of all the business zoning
classifications with the City, General Commercial (GC) zoning holds the potential for sales tax
creation. General Commercial (GC) allows for upper level residential (via a special use permit)
when built in conjunction with a first floor commercial use; it does not allow for first floor
residential. The city’s adopted design guidelines envision downtown new construction with zero
lot line development and parking in the rear to create an “urban streetscape.” This design was
adopted by the Council in both the 2007 Downtown Revitalization Plan and the 2013 DeKalb:
City Center Plan. Both plans sought an extension of the downtown commercial district west to
the River via a mixed use development which would create a day and nighttime population.
With mixed use, it is unlikely the base GC zoning would remain. The property would develop as
mixed use development with a Special Use Permit or be rezoned to allow for the densities,
designs, and bulk of the buildings along Lincoln Highway. A mixed use development would be
consistent with the urban feel of downtown and ultimately would become an extension of the
downtown along with providing for the connectivity to the University
Page |2
The developer is bringing forward a plan that would construct a four story hotel and a five story
apartment building marketed towards students. The Planning and Zoning Commission
considered the technical merits of the property regarding:
A. Compliance with Comprehensive Plan and subarea plans
B. Lack of commercial units on the first floor of the apartments
C. Residential Issues and Density
D. Parking Standards for Apartments and Non-Residential Uses
E. Height
The Planning and Zoning Commission asked the developer to modify the plans to create a
product that meets parking requirements of the Unified Development Ordinance. This could be
achieved by reducing the density (either reducing the bedroom or apartment unit counts, or
increasing the parking field either on site or adjacent). The PZC seemed supportive of some kind
of parking waiver similar to the approach taken with University Plaza or University Village
whereby it is not required immediately, however, if the need arises then parking shall be
required. The Commission also requested that commercial units be placed on the first floor of
the apartment development. Lastly, the PZC reiterated their support for the current City codes,
planning documents and continuing the established vision for West Lincoln Highway Corridor.
III. Community Groups/Interested Parties Contacted
This matter went to the City’s Planning and Zoning Commission for conceptual consideration,
and is being presented to the City Council for the same. If the project goes forward, it will be
subject to public hearings and further opportunities for public comment.
IV. Legal Impact
The City has not received any applications for zoning action, planned unit development or
financial assistance. This conceptual discussion is not a legally required component of any
development approval and is offered as an early opportunity to provide feedback before the
owner would spend professional fees to develop a project.
V. Financial Impact
Without an actual application before the City, no analysis is available at this time.
VI. Options
Council may affirm, modify or deny the concept plan, or refer the matter back to the Planning
and Zoning Commission for further discussion.
Page |3
VII. Recommendation
The Planning and Zoning Commission supported redeveloping the area but only if done in
accordance with compliance of City codes, planning documents, and continuing the established
vision for West Lincoln Highway Corridor.
In summary, the City’s Comprehensive Development Plan and subsequent downtown subarea
plans call for first floor commercial as a means to create an urban commercial streetscape.
Allowing residential without first floor commercial alters the land use vision of extending a
continuous commercial streetscape from First Street to the Lagoon. Variation from this is not
supported by staff and would be a policy decision for the Council.
The residential density proposed is appropriate in a central business area and consistent with
current planning documents, including the density articulated in the City’s current CBD zoning
class. The number of bedrooms proposed necessitate more parking demand and the project is
deficient on parking spaces.
While some variance from parking regulations may be acceptable if there is shared parking
opportunity, the proposed 464 parking spaces provides one space for each of the 128 hotel
rooms, with 336 spaces available for hotel personnel and an apartment building with 459
bedrooms. Adding additional parking spaces on site or on an adjacent site or by decreasing the
number of bedrooms can the parking demands be reduced. Staff can support either approach
however this is a policy decision for the Council.
The City’s downtown plans envision an extension of the City’s CBD urban fabric though this
project and would likely become zoned Planned Development Commercial (PD-C) due to
parking, density and storm water waivers.
Council input, discussion, and direction to the applicant and staff regarding the concept plan,
including Land Use, Density, Parking Requirements and Land Use Policy for first floor
commercial is requested.
Page |4
LINCOLN HWY
LEASING OFFICE
7 ENTRY/
TOTAL PARKING
SPACES:
EXIT
161
23 23 23 23 21
B1 D0 D0
B2 A0 A0 A0 A0 B2
D1 CLUBHOUSE D1
SPA
3 FLOOR
HOTEL
D1 COURTYARD 2
(SWIMING POOL)
D1
BBQ
SPA
D1 D1
A0 B1
B2 B2
PE
PEAR
ARLL ST
ST..
B2 C1
D1 B1 B2
A0
C1 BANK PROPERTY
C1 D1 D1
PARKING P2 COURTYARD 1
A0 A0
C1
D1
ENTRY/
CAVE -OUTDOOR
EXIT COVERED AREA
D2 D2
LEASING OFFICE
TOTAL PARKING
SPACES:
25 25
133
23 23 23 23 25
TYPICAL FLOOR PLAN
10
PARKING P1
N
SCALE: 1/32" = 1'-0" (24"x36" SHEET) SCHEME 03
0' 32' 64' 128'
ARCHITECTURAL SITE PLAN
2015 by HUMPHREYS & PARTNERS ARCHITECTS, LP
DEKALB MIXED-USED MASTER PLAN
The arrangements depicted herein
are the sole property of Humphreys
Architectural conceptual site plans are for feasibility purpose
only. Revisions may occur due to further investigation from SHODEEN CONTRUCTION CO. HUMPHREYS & PARTNERS ARCHITECTS L.P.
& Partners Architects, LP and may regulatory authorities and building code analysis. Dimensions 5339 Alpha Road, Suite 300 Dallas, TX 75240 (972) 701-9636 (972) 701-9639
not be reproduced in any form
without its written permission
shown are of a strategic intent only. Refer to surveys and civil
drawings for technical information and measurements.
September 21, 2015 #15546 DEKALB, IL www.humphreys.com marketing@humphreys.com
DALLAS CHARLOTTE NEWPORT BEACH LAS VEGAS NEW ORLEANS NORFOLK ORLANDO PHOENIX
SPRINGHILL SUITES
®
GEN 4.5 Proto-Model
AT UNIVERSITY PARK Design
COMMONS, DEKALB IL
A R CH I T EC T U R E A N D CO N S T R U C T I O N
Front Elevation
SITE Summary
Building Length 298 feet
Building Depth 65 feet
Land
Parking
Site Plan
Ground Floor
Typical Floor
TypIcal unIT mIx
King 67%
Queen/Queen 33%
King with Shower Queen/Queen with Shower Queen/Queen with 4’6”Tub
SpringHill Suites Criteria Facilities Program
Program
GuEST rOOmS unITS unIT arEa TOTal (SF) BacK OF HOuSE TOTal (SF)
King Shower 63% 81 369 29,889 Registration Desk 229
King Accessible 3% 4 496 1,984 Work Area 297
Queen / Queen Shower 14% 18 436 7,848 General Manager Office 171
Queen/Queen with 4'-6" Tub 11% 14 436 6,104 Sales Manager Office 236
Queen/Queen with 5'-0" Tub 6% 8 496 3,968 Luggage Storage Room 61
Queen / Queen Accessible 2% 3 496 1,488 Associate Break Room 190
Total Units 100% 128 Associate Restroom 47
Housekeeping Laundry 557
GuEST rOOm SuppOrT/cIrculaTIOn pEr FlOOr unIT arEa TOTal (SF) Food & Beverage Preparation Room 260
Corridor / Elevator Lobby 7,551 7,551 Engineering / Maintenance Room 214
Stairs 2 232 1,856 Mechanical / Electrical Room 822
Elevators 2 131 524 Janitor’s Closet 28
Elevator Machine Room 84 84 Telephone Equipment / Video Room 213
Linen 1 326 326 Pool Equipment / Storage 109
Vending & Ice (Upper Floors) 1 306 306 The Market Storage 71
Guest Laundry 87 87 Corridor & Roof Access 522
Total Guest Room Support/Circulation 10,734 Total Back of House 4,027
puBlIc SpacE TOTal (SF) Summary
Lobby / Lounge 2,066 Total Guest Rooms 51,281
The Market 111 Total Guest Room Support / Circulation 10,734
Vending Area 0 Total Public Space 5,344
Business Library 112 Total Back of House 4,027
Meeting Room 356 Total Gross Building Area 71,386
Fitness Room 419 Total Square Foot Per Room 558
Vestibule (Front & Rear) 132 Data based on a 128-room prototype
Cart Storage 40
Circulation 673
Public Toilets 254
Indoor Pool 1,181
Total Public Space 5,344
SpringHill Suites by Marriott
The Suite Seeker
Target Guest: Stylish Suite-Seeker
The SpringHill Suites guest is a frequent business traveler looking for fresh,
interesting and stylish hotels to provide the space he or she needs to relax and
make travel more enjoyable. They want:
n Spacious suites
n Exceptional service and reliability
n Distinctive design & style at an affordable price
n Value: complimentary hot breakfast, high-speed Internet access
n Business travel to be about more than business: instill calm, enrich life
and embrace the locale
n Hotel to provide an antidote to the stress of business travel
Brand positioning: STylE, SpacE, ValuE
SpringHill Suites by Marriott® is an upper-moderate all-suites hotel brand that delivers
the space, and the stylish, inspiring spaces that enrich our guests’ travel at a great value.
Gen 4.5 prototype and Inspire Décor
The design of the lobby and guest suite has been enhanced, continuing to deliver
a highly differentiated experience and solidifying the SpringHill Suites leadership in
the upper-moderate tier. The Gen 4.5 prototype and Inspire décor presents an option
to ease new-build costs, increase operational efficiency and offer a design with
a broad appeal across multiple markets. Key highlights of the prototype:
n Maximize lobby space efficiency and functionality by increasing
breakfast seating and buffet length
n Eliminate soft walls and introduce architectural focal walls that
serve as both functional and design elements
n Enhance lobby décor to reflect the brand personality while increasing
operational sustainability
n Provide dedicated business center
n Offer optional bar plan
n Feature one compartment bathroom
n Allow for optional two compartment bathroom
Marriott ® International partnered with the U.S. Green Building Council’s (USGBC) and joined
its LEED Volume Program to develop a pre-approved prototype design for each of our
Select Service and Extended Stay brands. Simplifying the LEED certification process enables
owners to take advantage of a cost-effective and streamlined approach to building their hotels.
Marriott aspires to be the global hospitality leader that demonstrates how
responsible hospitality management can be a positive force for the environment
and create economic opportunities around the world.
Marriott International, Inc. n 10400 Fernwood Road, Bethesda, MD 20817 n MarriottDevelopment.com n March 2012
© 2012 Marriott International, Inc. GDPS 120143
RETURN TO AGENDA