Planning & Zoning Commission

MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION REGULAR MEETING March 16, 2016 The City of DeKalb Planning & Zoning Commission held a regular meeting on March 16, 2016 in the City Council Chamber of the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. CALL TO ORDER Chair Atherton called the meeting to order at 6:00 p.m. ROLL CALL Planning & Zoning Commission members present: David Castro, Deborah Nier, Jerry Wright, Roger Ruehling and Chair Christina Atherton. Members absent: Matthew Crull and Adam Katz. Also present: Derek Hiland, Principal Planner, Ellen Divita, Community Development Director, and Brenda Hart, Administrative Assistant. APPROVAL OF AGENDA A motion was made by R. Ruehling to approve the March 16, 2016 agenda. The motion was seconded by D. Nier and approved by voice vote. CITIZEN COMMENTS None APPROVAL OF MINUTES A motion was made by D. Nier to approve the February 24, 2016 minutes. The motion was seconded by J. Wright and approved by voice vote. OLD BUSINESS Public Hearing – Continued –Greenwood Acres PUD LLC – The Public Hearing was continued 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 multi-tenant development at 2023 Sycamore Road. D. Hiland explained this has been an evolving process and after the application was originally submitted, a request to change the name from “doing business as” the Breese Development to Greenwood Acres PUD was made. The property is located at the southwest corner of Route 23 and Greenwood Acres Drive and is approximately .6 acres in size. After the roadway dedication, it reduces the available development acreage to .496 acres. The property is currently zoned under county jurisdiction as Residential Conservation RC. At present the building is used for seasonal agricultural sales and before that was a motorcycle shop. The applicant is asking for annexation to the City, approval of the preliminary plans and approval of the PUD zoning, which would include two exceptions from the ordinance. One request is to allow a smaller lot size than the minimum requirement for a planned development, which is two acres. The size of the lot in question is just at a half acre in size. The applicant is seeking approval of the waiver. The second request is to reduce the required 10’ landscape buffer along public rights of way to 7’. The proposed building is a 4,001 square foot multi-tenant building with a design that will be similar to the bank building on the northwest corner of Greenwood Acres Drive and Sycamore Rd. Diane Grant - 1659 Moluf St., DeKalb. Ms. Grant indicated that it is their belief that the two outstanding items of concern have been addressed. 1. Ms. Grant indicated the Sanitary District items have been addressed. 2. Ms. Grant said the requested photometric plan has been submitted. Ms. Grant noted that the property sits at the southwest corner of Greenwood Acres Drive and Sycamore Road and has recently been used for agricultural sales and prior to that was the home of Pierce Harley Davidson. Ms. Grant said the proposed building would be 4,001 square feet and would house two to three businesses dependent upon the needs of the tenants. Ms. Grant described the property and the proposed development noting that the architectural design, colors and materials will be similar to the bank building that sits across the road and will change the lot from being an eyesore to a well-designed and viable piece of commercial property. Ms. Grant said that there were concerns voiced at the February 10th meeting and wants to address those concerns. • How to backfill with a three foot setback from the building to the property line. - Ms. Grant said there will only be a one foot over-dig on the foundation leaving two foot of undisturbed soils. A temporary construction fence will be erected to keep any spoils from crossing the property line and the foundation will be backfilled from inside the building. • How maintenance will be performed on the back of the building with only a three foot setback. - Ms. Grant indicated maintenance on back of building will not pose a problem noting the deck on a lawn mower is 20” – 22”. She said the three foot setback allows room for a ladder and a lawnmower without a problem. • Stormwater direction from back gutters. - Ms. Grant said the stormwater will be directed into an underground pipe that leads to a detention area. Ms. Grant also noted the blueprint for the building has been changed to incorporate a 0’ overhang on the back side of the building with the façade on the back being changed to an impact resistant material. Ms. Grant closed by expressing they are looking forward to developing the property with hopes of a late summer 2016 opening date. Chair Atherton opened the floor for public comment. Daryl Foss, 111 Greenwood Acres Drive - Mr. Foss asked if his property might be able to hook up to the sanitary line when this proposed building goes in. E. Divita asked Mr. Foss if he had petitioned the Sanitary District yet. He indicated he had not. E. Divita informed Mr. Foss he would apply to the Sanitary District noting some of the neighboring properties may want to do the same and share costs on the project. E. Divita noted that if annexing to the Sanitary District, a property may also need to be annexed to the City and said this should be looked into. She said she is uncertain. Chair Atherton asked for Commissioner’s comments. D. Castro asked if the Country Club has received a response to the concerns they raised about the proposed development. D. Hiland said not to his knowledge. D. Nier commented that her concern is not with the development itself but rather the impact of the development on the traffic flow, noting that the traffic signal at that intersection is a very long one. D. Hiland said the signal timing can be adjusted. D. Castro started discussion regarding the flow of cars around the building. D. Hiland said there would be a one way circular parking lot with access gained on the west side of the lot, continuing to the east and would exit on the east side of the site. He noted the exit is a restricted exit with a right turn only. D Castro wondered if a car could exit and then turn north on Sycamore Road. D. Hiland thinks it would be possible. D. Hiland noted the likely tenants will be offices. In comparing the lot to a similar parking lot, Walgreens, there would be far greater traffic flow at Walgreens. Chair Atherton asked if there is adequate parking. D. Hiland replied the available parking will limit use groups but yes, it will satisfy the need for the occupants. D. Castro raised a question regarding the requirement of a 10’ landscape buffer and the request to make it 7’ instead. Castro’s expressed his desire that he wants City of DeKalb to have more sidewalks and bikepaths to allow for more freedom of movement. He asked if the 3’ buffer that be given up will limit the space for a sidewalk and bikepath. D. Hiland answered that it should not have an impact noting that sidewalks are placed within public rights of way. The drafted agreement also notes the City will have the ability to put in a path or sidewalk along Greenwood Acres Drive for connectivity if they so choose. Mr. Nyquist, 18 Greenwood Court - Mr. Nyquist told the Commission that he is in favor of the development. He also made note that there are three lanes on Greenwood Acres Drive as one approaches Sycamore Road, a left turn lane, a right turn lane and a lane to continue straight on Greenwood Acres Drive. Chair Atherton closed the public hearing. J. Wright motioned to approve a request by Ron Breese Jr for an annexation agreement, to annex property to the City of DeKalb, and rezone the annexed parcel to “PD-C” Planned Development Commercial by approving the preliminary plat and preliminary development plans for the subject property with the following conditions and waivers: 1) Waiver of Section 5.13.06, Minimum Planned Development Site Size 2) Waiver of Section 5.13.07.4 Planned Development - Commercial: a. Site Coverage: Total site coverage by uses permitted in the "PD-C Districts shall be seventy (70) percent, except as permitted to be exceeded in accordance with Paragraph "b" below. 3) Waiver of Section 5.13.07.6 Perimeter Buffer Requirements (Setbacks) 4) Waiver of Section 5.13.08.5 Other Development Regulations for “PD” Districts. Off Street Parking and Loading Requirments”: Article 12 The motion was seconded by D. Nier. Roll call vote, Castro – yes, Nier – yes, Ruehling – yes, Wright – yes, Chair Atherton – yes. NEW BUSINESS 2016 official zoning map of DeKalb - D. Hiland said every year in March, according to Illinois statute, we are required to publish and post the zoning map for the City of DeKalb. The 2016 map shows all map amendments (rezonings) completed by the Commission in the last year and reflected by the change in color and designation. D. Hiland said he’s seeking a recommendation in order to move it on to the City Council. D. Nier motioned to approve the 2016 zoning map. D. Castro seconded the motion. The motion passed by voice vote. CONSIDERATIONS D. Hiland indicated there is not an agenda item for next meetings so there will be no meeting on March 29th. The next meeting will be April 13th. REPORTS/ITEMS FOR NEXT MEETING None ADJOURNMENT A motion was made by J. Wright to adjourn the meeting. The motion was seconded by D. Nier and approved by voice vote. The meeting adjourned 6:40 p.m. Respectfully submitted, Brenda Hart, Recorder Approved at the April 13, 2016 Meeting