Planning & Zoning Commission

CITY OF DEKALB PLANNING AND ZONING COMMISSION REGULAR MEETING July 15, 2015 The City of DeKalb Planning & Zoning Commission held a regular meeting on July 15, 2015 in the City Council Chambers of the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. CALL TO ORDER Michael Welsh called the meeting to order at 6:00 p.m. ROLL CALL Planning & Zoning Commission members present: Christina Atherton, David Castro, Matthew Crull, Deborah Nier, Roger Ruehling, and Chair Michael Welsh. Adam Katz was absent from the meeting. Also present: Derek Hiland, Principal Planner, Anne Marie Gaura, City Manager, Ellen Divita, Director of Community Development, and Natalie Nelson, Administrative Assistant. Also in attendance were Bill Bohne of Jacob & Heffner Associates, Mark Goode of Venture One Real Estate, Paul Borek, Executive Director of the DeKalb County Economic Development Corporation, and Amy Deegan a citizen. APPROVAL OF AGENDA C. Atherton motioned to approve the July 15th agenda. M. Crull seconded the motion. The motion to approve the agenda was approved by voice vote. APPROVAL OF MINUTES M. Crull made a motion to approve the minutes from the May 27th meeting. C. Atherton seconded the motion. The motion to approve the minutes was approved by voice vote. CITIZEN COMMENTS None OLD BUSINESS None NEW BUSINESS Public Hearing on a request by Park 88, LLC for an amendment to an Industrial Planned Development (PD-I), including: 1. an amendment to the development agreement as they relate to property east of existing Lot 11 in the Park 88 Planned Development, between Macom, Fairview and Peace to authorize major changes (as defined in the adopted Redevelopment Agreement) that allow for the proposed construction of a new building for 3M on a new Lot 12 2. approval of a Preliminary Plat of Subdivision for Lots 12, with conditions related to the final approval, and 3. approval of a final plan and plat for proposed Lot 12 for 3M, including conditions imposed on the Preliminary Plat approval. With the creation of Lot 12 (49.71 acre), the property owner can present a buildable lot to accommodate a new 978,120 square foot building in Park 88 for use by the 3M Corporation. CONSIDERATIONS D. Hiland stated that Lot 12 is being considered, and presented, as larger than first designed in the original plan, modifying the lot lines to accommodate the 978,000 sf building proposed. The preliminary plan, final plan, preliminary plat, final plat were presented in the Staff Report. The recommendation is to consider this plan, with acknowledgement of the past plans and the changes proposed. PUBLIC COMMENT B. Bohne, the civil engineer and surveyor working on the project since 1999, spoke. The proposed new 3M building will be to the east of the current 3M buildings. This will provide a campus of three buildings making interaction between the operations easier. This plan, as proposed, will modify access from Macon Drive, which allows greater capacity for inbound trucks and continued security checkpoint and four outbound lanes. Four hundred ten (410) parking spaces for cars will built immediately to allow for ease of shift changes. All of the infrastructure was already built during past projects: drainage exists, connection to storm sewers is already present, the water main will be connected, sanitary lines are already existing in two directions. Berming is already planned on the south and north to screen parking and loading areas. Trucks will exit from Lot 11. M. Goode expressed appreciation and thanks for the City of DeKalb being easy to work with, and especially how quickly the City has responded to get these plans in process. He spoke about the history of Park 88 vision, including the 3M partnership. The design of the building is coming from 3M, built-to-suit and meant to be efficient for 3M’s long-time usage. P. Borek, Executive Director of the DeKalb County Economic Development Corporation in Sycamore, Illinois, spoke in support of the re-subdivision for Lot 12 to enhance the business climate in DeKalb. The project will generate significant new revenue to all taxing bodies in the City of DeKalb and facilitate the retention of 250 jobs by 3M. This proposed expansion will allow 3M to end leasing buildings and free up those buildings to attract other businesses. A. Deegan of 235 Salem Drive, DeKalb, spoke about 14 acres of farm land she and her sister own at Route 38 and Peace Road to express concern about how Lot 12 will affect her farm land. She had received a letter from the City stating it might. M. Goode stated that the project would not affect her land, as it is at the south end of Park 88, so neither traffic nor storm-water drainage will be issues. E. Divita indicated that the public notification of this project was much wider than required; notices were sent to properties outside the perimeter of the entire park, not just in the area surrounding the parcel in question. However, when the Commission looks at concepts for future projects, closer to her land, they may affect her land in the future. Consequently, she should keep a look out for future notices within the next three to six months. M. Welsh invited comments or concerns from the Commission members regarding Lot 12 solely. D. Castro requested of D. Hiland a brief summary of the history of Park 88 development to put this project in context and referenced this summary which was included in the Staff Report: Generally, although Park 88 was established and has been expanded to the north from its original boundaries, platting has only been completed for Lots 1-7; and Lots 10-11, with actual final plans approved and projects built on Lots 1, 6, 7, 10 and 11. A brief summary of the approval history is provided below. Ord 04-53; Passed June 28, 2004: “Authorizing the Execution of a Development Agreement with DeKalb Associates Regarding Park 88.” • Regarding agreement for property generally bounded by the CNW on the west, Fairview on the South, Peace on the east, and the north property line of the existing Target site, except that the property currently shown on the City’s zoning map as residential is excluded. Ord 04-59; Passed June 28, 2004: “Rezoning Property to PD-I Planned Development Industrial and Approval of an Accompanying Preliminary Development Plan and Plat for Park 88” • Rezoned property described in Ord 04-53 above to PD-I and approved a preliminary plan and plat subject to conditions approved by ordinance 04-53 and a list of additional conditions. Ord 04-71; Passed July 26, 2004: “Approving the Final Plat of Park 88 Unit 1.” • Final Plat for Unit 1 created Lots 1-7 and Outlots A, B, and C; west and north of Macom Drive, but not all the way to Peace. • Units 6 and 7 were combined for zoning purposes for the Target site • It is assumed that the completion of right-of-way easement for Temecula Road is to be provided when properties to the east of Target and scheduled for development Ord 04-72; passed July 26, 2004: “Approving a Final Plan for Lots 6 and 7 of Park 88 Unit 1” • Final development plans for Target Ord 07-11; January 22, 2007: “Authorizing Execution of a Development Agreement with 1211 Fairview LLC, Regarding Lot 9 of park 88 (1211 Fairview Drive)” • It is implied from the preambles that the agreement waives engineering, development and building permit fees, and requires a deceleration lane for west-bound traffic on Fairview to be constructed by developer. Ord 07-39; passed April 9, 2007: “Approving the Final Plat of Unit 2 of Park 88, and Final Plan for Lot 9 of Park 88, Located on the North Side of Fairview Drive, West of Peace Road.” • Approved final plan and plat for first 3M building Ord 07-61; passed July 16, 2007: Authorizing the Execution of an Annexation Agreement with Park 88, LLC Regarding Property Located West of Peace Road and South of Illinois State Route 38. • Annexes the “Orr” property, to the north of the existing Park 88 Ord 07-62; passed July 16, 2007 • Annexed remaining properties north of Park 88 up to State Route 38.  Ord 10-40; passed June 28, 2010: Approving the Final Plat of Lot 11 of Park 88 and Final Plan for Lot 11 of Park 88, Located on the North Side of Fairview Drive, West of Peace Road. • Final Plan and Plat approval for second 3M building D. Castro asked if this development looks consistent with the current development. D. Hiland assured that the design of the new building will be similar to the existing buildings. M. Goode explained that the original building was added onto in a style mirroring it, and this would continue to be the case in this development. C. Atherton stated that there was a citizen who wrote a letter to the Commission with a concern that there was a drainage issue. The letter is from Jean Smith, 1828 Lincoln Highway. E. Divita indicated this will be investigated. B. Bonhe stated that the developer is aware of this issue, but it is in an undeveloped area of the business park, which was studied and reviewed back in 1988 by Donahue. The study identified a larger tributary area, in the southeast corner and the neighborhood to the north of Route 38. The majority of the area is currently farmed. Recommendations from the Donahue study included a storm- water retention pond to help mitigate the issue when the area becomes developed. A plan is in the works to increase the size of the current retention pond to further benefit the neighborhood downstream, once the plans to develop are in place. This will be considered and addressed as part of the modifications to the preliminary plan and development agreement, which will come back to the Commission at a separate meeting. M. Welsh stated that he remembered the Donahue study and acknowledged that the drainage issue is a topic to be addressed in the future when the plans to develop that area are addressed. B. Bohne stated that Lot 12 is in a different watershed. Water retention is already in place and upsized for Lot 12. The current Lot 12 plan has no positive or negative impact on drainage in the area. R. Ruehling voiced concern regarding the original plan to have four exits to Fairview Drive, which are already in place. He asked about the need for additional exits. M. Goode replied that they would be proposing a gated emergency-only exit for safety reasons to Fairview so that Macom is not the only exit. D. Nier voiced support for this project. R. Ruehling also voiced support of the plans. M. Welsh acknowledge that the past plans for an indoor shopping mall were originally envisioned, but that this new vision of Park 88 is better suited and more realistic to the current economic environment. M. Goode was in agreement that users’ needs are important to consider as things change over time. Having 3M, Target, and Nestle all in the same area creates an excellent corporate environment for everyone. M. Welsh stated that the access from Peace Road to Route 88 in both directions makes this area attractive. M. Welsh asked if there was additional comments to be made from the audience and/or the Commission. Hearing and seeing none, he closed the Public Hearing at 6:17 p.m. M. Crull motioned to approve the entirety of the recommendations and conditions as written in the Staff Report. He read the entirety into the public record, as requested: Based on the submitted petition and testimony presented, I move that the Planning and Zoning Commission recommend to the City Council the following: 1. Approval of a major change to the Development Agreement regulated by Ordinance 04-53 authorizing modifications to the prior approved concept plans to allow for the approval of a Preliminary Plan and Plat for Unit 4; and 2. Approval of a Preliminary Plat for that portion of Unit 4 comprising Lot 12; and 3. Approval of a Final Plan and Plat for Lot 12, including authorization for the City to issue permits for mass grading and foundation subsequent to final engineering approval by the City, but prior to final approval of building permits, landscape plans, lighting plans, and other plans necessary as determined by the City. All subject to the following conditions: 1. The applicant’s acceptance and completion of all revisions identified in Exhibit 2 of the staff report prepared for the Planning and Zoning Commission’s July 15, 2015 meeting, to be submitted, reviewed and approved by the City prior to consideration by the City Council; 2. The applicant’s acceptance of the following terms in the revised Development Agreement authorizing the major change: a. No further final plats or plans for Park 88 will be considered or approved until a future amendment to the Development Agreement is negotiated and agreed upon; b. Notwithstanding the depiction of Lot 13 on the Preliminary Plat/Plans, this action shall not constitute preliminary or other approval of Lot 13; 3. Negotiation and execution of an amendment to the Development Agreement: a) relating to any proposed future development of any portion of Park 88; b) addressing certain developmental issues within the current Park 88; and, c) providing for the orderly improvement of Lot 13 at a future point in time; and, 4. Staff approval of the various items which have not yet been completed, as outlined above (e.g. architectural, lighting, parking lot design, and landscaping plans). C. Atherton seconded the motion. A voice vote passed the motion. In favor were, C. Atherton, R. Ruehling, M. Crull, D. Castro, D. Nier, and M. Welsh. COMMISSIONER COMMENT M. Welsh asked if anyone had any future items to discuss. He stated that the discussion is focused upon Lot 12 in particular, and a later meeting will address other projects. REPORTS/ITEMS FOR NEXT MEETING The July 29, 2015 meeting will be cancelled, with no business to bring before the Commission. A Public Hearing will be held on August 12, 2015. ADJOURNMENT M. Crull motioned to adjourn the meeting. C. Atherton seconded the motion. The motion passed by voice vote. The meeting adjourned at 6:30 p.m. Respectfully submitted, Natalie Nelson, Recorder Administrative Assistant Minutes approved by the Planning and Zoning Commission on August 12, 2015.