Planning & Zoning Commission

MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION REGULAR MEETING February 24th, 2016 The City of DeKalb Planning & Zoning Commission held a regular meeting on February 24th, 2016, in the City Council Chambers of the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. Chair Atherton called the meeting to order at 6:00 p.m. ROLL CALL Planning & Zoning Commission members present: David Castro, Matthew Crull, Adam Katz, Deborah Nier, Roger Ruehling, and Chairman Chris Atherton. Commissioner Jerry Wright was absent. Also present: Derek Hiland, Principal Planner and Natalie Nelson, Administrative Assistant. APPROVAL OF AGENDA Chairman Atherton called for an approval of the agenda. M. Crull made a motion to approve the agenda, R. Ruehling seconded the motion, and it was approved by voice vote. CITIZEN COMMENTS Bessie Chronopoulos of 423 Gayle Ave., DeKalb, spoke to the Commission members about her concerns. She said the Planning and Zoning Commission is the second most important body in City government, after the City Council, as it deals with issues related to housing and planning. She stated she would like to see Commission become more familiar with the Comprehensive Plan and Zoning. She referred to an October meeting when concerns from the public were voiced regarding parking and signs. She recommended that the Commission evaluate if the current rules and regulations are up-to-date, if they need to be adjusted, and if more public hearing may be necessary on these issues. She also recommended that Commission members take a tour around the City to assess the City’s housing stock and commercial areas, to observe what needs repair or enhancing in various neighborhood as they relate to the Comprehensive Plan. Ms. Chronopoulos stated she believes the Planning and Zoning Commission should meet with the City Council on a quarterly basis to do some brainstorming. She also recommended that a representative from the Park District have a liaison present at the Planning and Zoning Commission meetings. She mentioned that Park District Commissioner Keith Nyquist comes to the Planning and Zoning Commission meetings. She suggested that a representative from the School District could be beneficial as well. Ms. Chronopoulos thanked the Commission for sharing their talents with the City, and for all of their hard work and time. APPROVAL OF MINUTES Chair Atherton called for an approval of the February 10, 2016 minutes. M. Crull made a motion to approve the minutes, D. Castro seconded the motion, and the minutes were approved by voice vote. OLD BUSINESS Chair Atherton opened the Continued Public Hearing on a request by Ron Breese Jr for an annexation agreement, to annex property to the City of DeKalb, and rezone the annexed parcels to “PD-C” Planned Development Commercial by approving the preliminary / final plat and development plans for the subject property on a proposed multitenant development at 2023 Sycamore Road. D. Hiland stated that communication and correspondence with the applicant has been ongoing. The applicant has been asked to have issues resolved, including an IDOT issue regarding storm water retention. The applicant believes he would be ready for March 16, 2016 meeting and has requested that the public hearing be continued to that date. Chair Atherton asked if the applicant has any idea of when the revised plans would be ready and pointed out that this is the third continuance. D. Hiland responded that the revised plans were presented at the last meeting. Those plans may require additional amendments before they come to the Commission for consideration, depending upon the response from IDOT regarding storm water. He stated that the largest holdup on this project is review process and timing of the IDOT review of the storm water. The civil engineer for the applicant provided 100-year storm water event calculations to IDOT, which was what IDOT supported and approved, but then IDOT requested that the applicant to provide 10-year storm water events and calculations. This may take a couple more weeks. Chair Atherton stated that she wanted to be sure that the citizens did not get the impression that the City was responsible for the continuance request. Chair Atherton invited the public to comment on this project. She reiterated that the petitioner was not present, but the comments from the public would be made a part of the record. Citizen Comments Gerald Brauer of 115 Greenwood Acres Dr., DeKalb spoke to the Commission about the proposed development at 2023 Sycamore Road. He and his wife live about four houses away from the property in question. He had not received the initial notice letter because he was out of town and his mail was being held and wanted to respond at this time Mr. Brauer stated the property is very narrow, and he believes it is not suitable for development of a commercial or residential building. He said Greenwood Acres residents enjoy the natural setting. He expressed concern about unsafe access due to blockage of additional traffic at the stoplight at the corner of Greenwood Acres Drive and Sycamore Road. He stated that the old Castle Bank Property, which has changed names, already causes a parking issue and potential difficulties to safety vehicles. He pointed out that the bank property is on a larger lot and well designed to fit into the natural setting, but he did not believe a similar design would be possible on the property in question. According to Mr. Brauer, about a year ago the property at 105 Greenwood Acres was acquired by a developer who planned to build a multi-unit housing project, and he did not support that project. Many of the property owners who currently live on Greenwood Acres Drive are of retirement age and may be 022416 Planning and Zoning Commission Regular Meeting Minutes/p.2 selling their property, and Mr. Brauer expressed concerned new multi-family developments would be allowed on property that is currently zoned single-family residential. He was of the opinion that this would have a negative impact on property values and the natural beauty of the area. Mr. Brauer recommended requiring a smaller facility to be built at 2023 Sycamore Road. He mentioned that he plans to put his concerns in a letter and submit it to Mr. Hiland and the Commission. When the property in question was initially sold, Mr. Brauer stated that he thought the bank planned to purchase it for employee parking across the street. When Ron Breese purchased the property instead, a few years ago, Mr. Brauer reported Mr. Breese told him that he had plans to move his business there. Instead of a large development on the narrow lot, Mr. Brauer proposed a park or recreation area, as the bike path ends there. He also cited comments made by Steve Irving at the last meeting of the Planning and Zoning Commission, regarding the Kishwaukee Country Club’s objection to allowing construction or maintenance equipment to be driven on the golf course property. D. Hiland clarified that Ron Breese does currently own the property at 2023 Sycamore Road, where the proposed development will be situated. He stated that he did not know who owned the property next to that property, but it is not Mr. Breese. C. Atherton Motion to continue the public hearing to March 16, 2016. M. Crull moved to approve the motion, and D. Nier seconded the motion. The motion was approved by voice vote. New Business: Public Hearing on a request by Corral Dyn, LLC for an annexation agreement, to annex property to the City of DeKalb, and rezone the annexed parcels to “PD-C” Planned Development Commercial by approving the preliminary / final plat and development plans for the subject property on a proposed two lot subdivision (Puri DeKalb Subdivision) located at 2115 Sycamore Road. Chair Atherton opened the public hearing to comments. D. Hiland stated that the applicant was not ready for a public dialogue. The developer has issues that are unresolved, but they believe they are very close to being ready. Initially, the applicant requested a continuance to March 16, 2016. However, the applicant has since requested that the Commission consider a special meeting to be held on Wednesday, March 2, 2016. On the request of the applicant, D. Hiland asked for a survey of the Commission members’ availability to attend a special meeting that day. D. Hiland summarized that this hearing is regarding the property at 2115 Sycamore Road, which was formerly a veterinarian clinic. It is located across from Walmart and less than one-quarter mile from the previously discussed project on the agenda. Chair Atherton surveyed the Commission: D. Katz, M. Crull, Chair Atherton, D. Castro, and R. Ruehling responded that they were available to have a special meeting on that date. Deborah Nier stated that she needed to check her calendar before committing. D. Hiland offered to contact Commissioner J. Wright, who was not present at the current meeting, to determine if he would be available. Chair Atherton announced to the public and the viewing audience that the Commission members have not seen the backup materials and proposal for this development, but that they would be presented at the special meeting. She stated that citizen comments are welcome at this time, but the Commission is not 022416 Planning and Zoning Commission Regular Meeting Minutes/p.3 aware of any of the details of this proposed project. She invited citizens to attend the special meeting on March 2, 2016. D. Castro clarified that this would place the meeting to discuss the plans for the property at 2115 Sycamore Road ahead of the meeting to discuss the revised plans for the property at 2023 Sycamore Road. C. Atherton requested a motion to continue the public hearing to a special meeting to be held on Wednesday, March 2, 2016. R. Ruehling moved to approve the motion, and D. Nier seconded the motion. The motion was approved by voice vote. Considerations: D. Castro thanked Ms. Chronopolous for bringing previously discussed topics to the Commission’s attention. He stated that D. Hiland had brought to the Commission’s attention the topic of signs in October or November 2015, and workshop was held. D. Castro said that at one of the first meetings of 2016 he had asked if the workshop would be continued. He commended D. Hiland for discussing these topics in the past and asked D. Hiland if the discussions would continue and when they might occur. D. Hiland stated he anticipated the topics to be revisited. He is planning to help Commissioners become more familiar with the current zoning codes and ordinances, beyond the Comprehensive Plan, by offering a “Planning and Zoning 101” presentation, which he has presented every couple years. He said he hoped to bring back additional chapters of the UDO sometime this quarter. He stated that the UDO contains inconsistencies that should be reviewed and discussed. D. Castro proposed that the Commission have a proactive discussion about resolving the UDO’s inconsistencies, as opposed to dealing with them when a specific petitioner’s proposal requires it. He offered to assist in preparing for a code review, along with the help of other Commission members, and asked D. Hiland to let them know when he would like to address the UDO. Future Considerations: None Reports/Items for Next Meeting: None C. Atherton requested a motion to adjourn. D. Nier motioned to adjourn, and the motion was seconded by M. Crull. The motion was approved by voice vote. The meeting was adjourned at 6:27 p.m. Natalie Nelson, Recorder Administrative Assistant Approved at March 16, 2016 Meeting by a 5-0 vote (2 absent) 022416 Planning and Zoning Commission Regular Meeting Minutes/p.4