Planning & Zoning Commission

AGENDA Planning and Zoning Commission December 14, 2016 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. CITIZEN COMMENTS (OPEN FLOOR TO ANYONE WISHING TO SPEAK ON RECORD) D. APPROVAL OF MINUTES 1. NOVEMBER 30, 2016 MEETING E. OLD BUSINESS F. NEW BUSINESS 1. Action Lincoln-Peace Planned Development Final Plat and Plan, 2111-2131 E. Lincoln Highway, DeKalb (Casey’s). 2. Sketch Plan (Concept Plan) DeKalb Sanitary District Plant Expansion G. CONSIDERATIONS H. FUTURE CONSIDERATIONS I. REPORTS / ITEMS FOR NEXT MEETING J. ADJOURNMENT PZC083-16 MINUTES CITY OF DEKALB Planning and Zoning Commission November 30, 2016 6:00 PM The Planning and Zoning Commission held a regular meeting on November 30, 2016 at City of DeKalb Municipal Building, 200 South Fourth Street in the Council Chambers. Chair Christina Atherton called the meeting to order at 6:00 PM. A. ROLL CALL Natalie Nelson called the roll. Members of the Planning and Zoning Commission present at roll call: Chair Christina Atherton, David Castro, Matthew Crull, and Jerry Wright. Absent: Deborah Nier Also present from the City of DeKalb were: Community Development Director Jo Ellen Charlton, Interim City Planner Dan Olson, and Administrative Assistant Natalie Nelson. B. APPROVAL OF AGENDA (Additions or Deletions) Chair Atherton requested a motion to approve the agenda for November 30, 2016. D. Castro motioned to approve the agenda, J. Wright seconded the motion, and the motion was approved by voice vote. C. CITIZEN COMMENTS (Open Floor to Anyone Wishing to Speak on Record) None. D. APPROVAL OF MINUTES Chair Atherton requested a motion to approve the minutes for November 16, 2016. D. Castro requested correction of three small typographical errors on pages four and five. N. Nelson will make the requested corrections. J. Wright motioned to approve the minutes as noted, D. Castro seconded the motion, and the motion was approved by voice vote. E. OLD BUSINESS None. Planning and Zoning Commission November 30, 2016 Page 2 of 6 F. NEW BUSINESS A. Public Hearing (continued from November 16, 2016 meeting), on requests by Pearl Street Commercial represented by Steven Schwartz for a proposed Lincoln-Peace Planned Development resubdivision which requires a zoning map amendment to PD-C Planned Development Commercial zoning and approval of preliminary plats/plans for the subject property located at 2111-2131 E. Lincoln Highway, DeKalb. At 6:02 PM, Chair Atherton re-opened public hearing. Representing the petitioner, Pearl Street Commercial, Jim Stoddard of the firm Klein, Stoddard, Buck & Lewis, located at 2045 Aberdeen Ct. and resident at 740 W. State St., both in Sycamore, Illinois, addressed the Commission. He introduced Steven Schwartz representing Pearl Street Commercial LLC, Ryan Swanson from ARC Design Resources Inc., and Lauren Downing also from ARC Design. He also introduced the present owners of the property in question, James Kaelin, his family, wife, and daughter Sally Kaelin Mullis, all of whom are in support of the proposed development. Mr. Schwartz of 2519 Fielding Dr., Glen Ellyn, Illinois, and principal at Pearl Street Commercial, addressed the Commission. He stated he was the developer of the Dunkin Donuts-Jersey Mike’s location on Annie Glidden and W. Lincoln Hwy. Over the past 9 months, he has worked with the City and the Kaelin family to prepare the proposed preliminary development plan presented. He hoped to be able to move forward with City Council consideration of the final plan in January. He thanked the Kaelin family for their presence at the meeting and commended them upon their over 60 years’ presence in the community at on the property, running their florist business while raising their family. He displayed aerial photos of the site on the screen at the northwest corner of Peace and Pleasant, occupying 4.96 acres. The site includes the existing storage facility, the floral shop and greenhouses, the original currently-uninhabited Kaelin family home, and a retention area. He noted that the floral shop will close December 23rd. The proposed plan will consolidate three curb cuts into one on the west end of the site. He pointed out the zoning of the site and the surrounding properties. The proposed plan requests to subdivide the property into two lots: one for the existing storage facility on the north end and one for the development of a Casey’s General Store on the south end. A non-mountable median will be placed in the middle of Peace Road to prevent left turns into and out of the lot. Design elements, including building frontage and signage, were also presented. He stated they have worked diligently with City staff to make their plans conform to the City’s UDO. Ryan Swanson of ARC Design Resources in Loves Park spoke regarding his experience with working Casey’s stores in several different locations. He displayed on the monitor the locations on the site of the 4,400 square-foot convenience store,  Planning and Zoning Commission November 30, 2016 Page 3 of 6 a canopy covering eight fuel dispensers, 14 parking stalls, delivery area, the driveways, trash enclosure, underground storage tank locations. Improvements on Peace Road include extending the south-bound right-turn lane about 200 feet to facilitate entering the facility. He pointed out the location of features of the development, including planned underground water retention, landscaping, and lighting. Architecture of the structure is similar to the Sycamore store, but larger, with antique red brick walls, red shingled roof, and additional windows. The canopy columns will match the building’s brick. The signage for Casey’s and the self-storage facility will be no larger than the 50-square-foot maximum, as required by the City. D. Castro requested City staff to present comments and background. CITY STAFF REPORT Planner Dan Olson summarized the proposed development. He mentioned the developer’s willingness to comply with the City’s requests for modifications to the roof construction and landscaping. He also confirmed adherence to the City’s UDO and Comprehensive Plan guidelines. The recommendation from City staff to the Commission is approval with the conditions listed in the staff report and supporting materials. He requested that the Commission also to include in its approval the new signage plans, submitted November 30, 2016, which include an additional fuel type and price area. CITIZEN COMMENTS At 6:26 PM, Chair Atherton invited members of the audience to comment. No public comments were made. Chair Atherton closed public comments at 6:27 PM. COMMISSION DISCUSSION Commissioners asked for clarification of certain aspects of the proposal. City staff confirmed that the Commission may recommend to City Council approval of both the zoning map amendment and the preliminary plats/plans at the same time in the same motion. City staff confirmed that City Council will conduct a public hearing and take action upon a proposed amendment to the 2004 Annexation Agreement after the Commission makes its recommendations. The petitioner confirmed that the original Kaelin home on the site is uninhabitable and will be demolished, along with the other existing buildings on site. The currently occupied Kaelin home, located east of the site, will remain zoned single-family residential. City staff explained to the Commission that they should not consider the developer’s agreement to donate funds to the City for future installation of ornamental lighting Planning and Zoning Commission November 30, 2016 Page 4 of 6 and a ground sign in its deliberation of the current proposal. When presented to City Council for consideration, the Annexation Agreement amendment will address these items. Chair Atherton asked if access to Lincoln Highway from the remaining Kaelin home will access Lincoln Highway through the Casey’s property. The petitioner explained that the land on which the driveway is situated was licensed to Com Ed by the former owner of the land when it was one large parcel. The Kaelin family has renewed this license through 2019, and they may continue to do so. This arrangement is not a problem for Casey’s and will continue as long as Com Ed desires. If Com Ed decides to remove the driveway, Com Ed would be responsible for constructing a new driveway to provide access directly to Lincoln Highway where a curb cut currently exists. The petitioner confirmed that the proposed convenience store will likely seek to operate 24 hours. City staff was not aware of any regulations that may prevent this, but they will research and provide feedback at the next Commission meeting and when presenting to City Council. D. Castro asked if sidewalk installation along the right-of-way will be required as part of the current proposal. He recommended that the Commission consider the importance of connecting sidewalks throughout the City as land is developed. City staff replied that the current proposal includes reconstructing the current sidewalk, which is in poor condition. Chair Atherton asked if the proposed median will cause additional traffic problems to an already accident-prone intersection. J. Charlton reported that the City’s Design Review Team (DRT) expressed a similar concern. A fully landscaped island was suggested initially but ultimately not recommended due to possible future area improvements and lane alignment challenges. The petitioner stated that the proposed median was designed according to IDOT standards with a ramp up to six inches and rumble strips at each end. Chair Atherton voiced support for the proposal and thanked the developers and City staff for working together to make it happen. She stated that the loss of the floral shop was unfortunate. She also confirmed that both the Commission’s recommendation and an amendment to the Annexation Agreement would be considered at the same time when heard by City Council. Chair Atherton requested a motion to approve a zoning map amendment and preliminary plat/plan. MOTION M. Crull presented a motion: Based upon the submitted petition and testimony presented, he move that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a zoning map amendment from  Planning and Zoning Commission November 30, 2016 Page 5 of 6 the “GC” General Commercial and “LI” Light Industrial Districts to the “PD-C” Planned Development – Commercial District for the subject property and approval of a Preliminary Plat and Preliminary Development Plan as described in Exhibit I and subject to the following conditions: 1) Lot 1 will be permitted to have a gasoline service station with associated convenience store. Uses listed in Exhibit II shall be prohibited. No additional outdoor storage, sales or activity shall be permitted except adjacent to the proposed convenience store building and no storage shall exceed 4 feet in height, block any windows and a 3 foot wide minimum pedestrian access shall be maintained. 2) Lot 2 will be permitted to have a self-storage facility. Uses listed in Exhibit II shall be prohibited with an exception for a self-service storage facility. No additional outdoor storage, sales or activity shall be permitted, and no outdoor storage of vehicles, trailers, RV’s or other items shall be permitted. 3) Final Engineering Plans and a Final Plat shall be submitted with proper applications. 4) That the remaining comments as listed in Exhibit III shall be addressed to the satisfaction of staff or outside agency. 5) That a waiver of Article 13.07.02 (3) Business Signs – Wall, to allow for three (3) wall signs on the south building elevation including one 64 square feet “Casey’s General Store” sign and two (2) “Home To Go” wall signs not exceeding 8 square feet each in lieu of the allowable 105 square foot sign be approved per the details provided in the Casey’s Sign Packet dated 11-23-16. 6) That waiver of Article 13.07.05 (1) Gasoline Station Canopy Signs, to allow three (3) 17.5 square foot Casey’s General Store canopy signs in lieu of the allowable two (2) canopy signs at a maximum of 10 square feet be approved per the detail provided in the Casey’s Sign Packet dated 11-23-16. 7) No other permanent signs are allowed on the subject property and temporary signs shall only be allowed per Article 13.05.06 of the Unified Development Ordinance. 8) Add new sign details dated 11-30-16 shall be added to Exhibit I. J. Wright seconded the motion. VOTE A roll call vote was taken. Aye: D. Castro, M. Crull, J. Wright, Chair Atherton, Nay: none. The motion was approved 4-0-0 by the Planning and Zoning Commission (ZBA). Planning and Zoning Commission November 30, 2016 Page 6 of 6 G. CONSIDERATIONS None. H. FUTURE CONSIDERATIONS The December 14th Commission meeting agenda will include this item’s final plan/plat approval. This will allow City Council to consider the whole proposal so that the petitioner can hopefully begin construction in early spring 2017. Also on the agenda will be a Conception Plan Review for the DeKalb Sanitary District plant expansion on Sycamore Road near the regional trail. This meeting is for public information only, not a formal public hearing. Surrounding property owners will be notified of this informational meeting as a courtesy. A formal public hearing is planned for January 2017. I. REPORTS / ITEMS FOR NEXT MEETING None. J. ADJOURNMENT Seeing and hearing no further comments, Chair Atherton requested a motion to adjourn. D. Castro l motioned to adjourn, J. Wright seconded the motion, and the motion was approved by voice vote. The meeting adjourned 6:58 PM. Respectfully submitted, Natalie Nelson, Administrative Assistant Minutes were approved by the Planning and Zoning Commission on [DATE].