Planning & Zoning Commission

Council Chambers 200 South Fourth Street DeKalb, IL 60115 AGENDA Planning and Zoning Commission April 12, 2017 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) D. APPROVAL OF MINUTES 1. March 15, 2017 E. OLD BUSINESS None F. NEW BUSINESS 1. Public hearing on a petition by the City of DeKalb to approve a Zoning Map Amendment to the “LC” Light Commercial District for the property located at 1015 Blackhawk Road. 2. Public hearing on a petition by Kishwaukee Country Club, Inc. to approve a Zoning Map Amendment, upon annexation, from the “SFR1” Single-Family Residential District and the “SFR2” Single-Family Residential District to the “PD-R” Planned Development – Residential District for the property located at 1901 Sycamore Road to allow for the construction of a new clubhouse, pro shop and associated improvements. G. REPORTS/ITEMS FOR NEXT MEETING H. ADJOURNMENT  MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION March 15, 2017 The Planning and Zoning Commission held a Meeting on March 15, 2017 at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair 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: Vicki Buckley, David Castro, Matthew Crull, and Chair Christina Atherton. Members absent were Katharina Barbe, Deborah Nier and Jerry Wright. City staff present were Community Development Director Jo Ellen Charlton, Principal Planner Dan Olson, and Administrative Assistant Natalie Nelson. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Atherton requested a motion to approve the March 15, 2017 agenda. M. Crull motioned to approve the agenda, V. Buckley seconded the motion, and the motion was approved by unanimous voice vote. C. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None. D. APPROVAL OF MINUTES 1. February 15, 2017 Chair Atherton requested a motion to approve the February 15, 2017 minutes. V. Buckley motioned to approve the minutes as presented, D. Castro seconded the motion, and the motion was approved by unanimous voice vote. E. OLD BUSINESS None. F. NEW BUSINESS 1. Public hearing on a petition by the DeKalb Sanitary District for a zoning map amendment from the “SFR2” Single Family Residential District to the “PD-R” Planned Development - Residential District, amendment to Ordinance No. 06- Planning and Zoning Commission March 15, 2017 Page 2 of 7 74, approval of Planned Development preliminary and final plans and other approvals as required for the subject property to allow for the expansion of the DeKalb Sanitary District Facility located on 51.84 acres along Hollister Avenue and Sycamore Road. PETITIONER PRESENTATION Mark Eddington, District Manager of the DeKalb Sanitary District, located at 303 Hollister Avenue, presented on behalf of the District before the Commission. He stated that the current plan is for Phase 1B improvements, which is the second and final stage of regulatory upgrades that will be required by law in the near future. He said the proposed improvements will allow the facility to meet the community’s wastewater treatment needs for the next 100 years. He reported the Phase 1A bio- solids treatment rehab improvements were completed in 2012. Since that time, the District has acquired 19 properties on Hollister Avenue and designed the Phase 1B improvements. He said the proposed intergovernmental agreement will be consolidating and rezoning the properties, vacate the Parkside Oaks Townhomes Planned Development from 2006, vacate the Hollister Avenue right-of-way, and dedicate easements for relocation of a water main. Mr. Eddington provided a history of the District, which was established in 1928 and located at then-current northern edge of DeKalb, separate from any residential neighborhoods. He explained that the District is regulated by the Federal EPA and has been upgraded several times due to increase population and to meet more stringent regulatory standards. He displayed on the screen map images of the past, current, and the proposed expansion of the Sanitary District’s operations. Mr. Eddington stated that proposal will comply with upcoming regulatory requirements, including EPA mandated improvements in processing of ammonia, removing phosphorus, and new treatment during wet weather. It will also modernize the operation, as some of the equipment dates back to the 1930s. He stated that no new capacity is proposed with this project. The hydraulic equipment will be improved to be more efficient. The consolidated properties will allow expansion within the new facility’s footprint. The updated equipment will allow the facility to create its own power from the sewage, rendering it energy-independent by 2030. The property improvements will increase safety and site security through lighting, fencing, and gates. Mr. Eddington stated that moving an entire water treatment facility is complex and often requires installation of temporary equipment to meet the ongoing permit limits. He discussed alternative sites that were considered, including: • Fifty-two acres on South First Street near the tollway is owned by the Sanitary District. This location would require re-laying all sewer pipes to route them to the south side of town, construction of new buildings, and  Planning and Zoning Commission March 15, 2017 Page 3 of 7 installation of 30-foot high towers to provide necessary hydraulics. The estimated cost for this option was more than $100 million. • The land to the southwest of the existing facility was also considered. The low-lying land and wetland conditions would require construction of 30-foot high towers to provide necessary hydraulics, and a nearby creek would need to be rerouted, which would also be expensive. • The land to the northeast of the existing facility, including the Hollister Avenue properties, is comprised of 35 acres and was determined to be the most economical option. Mr. Eddington listed a number of reasons the expansion of the current site is preferable. Land features allow for improved hydraulics without building towers. Current operations can easily transferred to the new facility when it is complete, and the old tanks can be repurposed for wet weather water treatment. Future facility expansion would be possible without purchasing additional property. Safety and security would be improved with fencing around the working facility with a separate administration building accessible to the public. Existing and additional greenspace buffers will shield neighboring homes and businesses. In addition, the Sanitary District’s new tanks will produce excavated material that the Park District will use to build a new sledding hill. Mr. Eddington provided an overview of the layout of the proposed improved site. He pointed out the locations of new primary and secondary treatment, excess flow capacity, and a new administration building located near Sycamore Road. He added that the new facility will have the ability to capture methane created during solids processing for use to fuel generators and provide heat and electricity to the entire facility, saving money and improving the environment. Mr. Eddington reported that, just before this hearing, the bids were opened. He stated a final cost of $46 million was cited in the bids, which was about 10% lower than the projected estimates. He stated that this project will not increase user rates any more than inflation, expected to be less than 3% per year. Mr. Eddington addressed neighborhood concerns: • Odor – This past summer, odor was measured and found to be undetectable a few feet away from the tank. Since the users are not expected change, the nature of the waste will not change, so the odor will not change. If an unexpected odor arises, safeguards will be in place, including a chemical treatment to neutralize odors immediately. If odor neutralization becomes frequent and expensive issue, the tanks are constructed so that covers could be added and if necessary, captured air would be filtered. Planning and Zoning Commission March 15, 2017 Page 4 of 7 • Appearance – Mr. Eddington reported that Sanitary District intends to maintain the natural beauty and respect the existing wildlife of the area. The Sanitary District has consulted property owners who have requested robust natural landscape buffers with the new facility’s fencing placed inside the tree line. Mr. Eddington displayed images of current landscaping near Krpan Court homes, Hopkins Park, and Parkside Apartments. The Sanitary District has consulted property owners for their preferences for types of new trees and locations for additional landscaping. He noted that neighboring businesses on Sycamore Road have existing fencing with existing trees behind them. The Sanitary District plans to add additional trees where necessary and install the new fencing inside the tree line. • Noise – Mr. Eddington stated that larger equipment with motors will be placed inside buildings and the smaller motors will have noise levels similar to a conversation, at approximately 70 decibels. He said the new equipment will be quieter than the existing equipment. • Lighting – Mr. Eddington stated that the facility is not normally staffed at night. Some lighting will be installed along the drive from the Sycamore Road entrance and in the administration building parking lot. All exterior lighting will be dark sky compliant. The existing lighting along Hollister Avenue is brighter than the proposed new lighting. • Security/safety – Mr. Eddington stated that the current site’s entrance is not ideal, through a residential neighborhood without sidewalks and into a working wastewater treatment plant. Proposed improvements will improve security and safety. Hollister Avenue will be straightened, the new entrance will lead directly to the administrative building, and the parking lots will allow visitors to park near the front of the building and staff to park and enter behind the building within the security fence. Mr. Eddington provided an overview of the projected schedule: • Late January 2017 – request for bids was released • March 15, 2017 – bids were opened (today) • April 2017 – project will be awarded • June 2017 – secure loan commitment from EPA and begin demolition of 20 homes on Hollister, which the DeKalb Police and Fire Departments are using for training purposes • July/August 2017 – begin construction • Summer 2020 – complete construction (3 years) Mr. Eddington expressed understanding for the sensitive nature of the project, changing the nature of the neighborhood and demolishing homes. He thanked the City for working with Sanitary District to develop and execute the project.  Planning and Zoning Commission March 15, 2017 Page 5 of 7 STAFF REPORT Before opening the public hearing, Chair Atherton asked City of DeKalb Principal Planner Olson if he had received a public comment by phone today. He confirmed he did receive a phone call and referred also to the written Citizen Response Form received, included in the meeting packet materials (page 36). He noted that the staff report recommends approving a continuance of the public hearing due to outstanding issues to be resolved. Mr. Olson summarized the petition, which includes rezoning the site from SFR-2 to PD-R, amendment to the ordinance from 2006 for a townhome development that was not built, and approval of the preliminary and final plans and final plat with re-subdivision to allow the Sanitary District to expand its facility. He reported that staff and Strand Associates, the City’s engineering consultant, have reviewed the petitioner’s plans and provided responses. He stated that further discussion occurred after the petitioner received the responses, and some revisions are necessary, which the petitioner will complete for consideration at the Commission’s next meeting on March 29, 2017. Mr. Olson stated for the record that Laura Bird and John Schaeffer of 207 Tilton Park Dr. submitted a written Citizen Response Form, and Jean Rosen of 633 Krpan Ct. called the City to voice her concerns, including the relocation of Hollister Avenue, which will run along the back of her property, dust, lighting, and safety. Mr. Olson reported that Ms. Rosen acknowledged the necessity of the project and appreciated the Sanitary District’s efforts to communicate with its neighbors. CITIZEN COMMENTS At 6:35 PM, Chair Atherton invited members of the public to comment on the proposal. Barry Wolf of 1221 Sycamore Road addressed the Commission. He stated that his home is the only home left, located at the corner of Hollister Avenue and Sycamore Road. He asked why the Sanitary District did not seek to purchase his property along with the others. Mr. Eddington responded that the Sanitary District sent letters to every property owner and received no response from him. Mr. Wolf acknowledged he might have missed the letter. He stated he does not want to be the sole house left, and he is interested in selling his property. He asked how the proposed plan would affect his property value if he stayed, and he asked if the proposed plan would affect the groundwater. Planning and Zoning Commission March 15, 2017 Page 6 of 7 Mr. Eddington responded that groundwater would not be affected, and he suggested that they speak after the meeting. He added the Sanitary District’s Board of Trustees would need to consider this matter. Chair Atherton noted that two other individuals in the audience chose not to speak. Chair Atherton posed Ms. Rosen’s questions to Mr. Eddington. Mr. Eddington responded that Hollister Avenue will be an access road only for employees and visitors to the Sanitary District facility. Since residential traffic will be eliminated, fewer vehicles will be using the road. He acknowledged that it will be in close proximity to Ms. Rosen’s property and provided assurances the Sanitary District is committed to providing robust screening. Mr. Eddington acknowledged that dust during the project is possible and stated that the construction agreements will require water trucks to be onsite to water down the houses during demolition and during construction. Hearing and seeing no further citizen comments, Chair Atherton noted the public hearing remains open. COMMISSION DISCUSSION D. Castro asked for clarification regarding Ordinance No. 06-74. Planner Olson responded that in 2006 Parkside Oaks Townhome subdivision was approved and the property was zoned PD-R, but no building occurred. The ordinance must be removed to allow for the current project. D. Castro asked if visits to the site can be arranged. Mike Holland, District Engineer of the Sanitary District, responded that tours occur frequently. He invited individuals and groups to call to schedule a tour and welcomed visitors to come learn about wastewater treatment. Chair Atherton asked for clarification of outstanding items. D. Olson responded the plans are being revised according to the recommendations from staff and Strand Associates. After the revised plans are submitted and reviewed, a final staff report will be prepared with a recommendation to the Commission. MOTION M. Crull moved that the Planning and Zoning Commission continue the public hearing for this case to the March 29, 2017 meeting with direction to the applicant to finalize plans as indicated in the staff report and as directed pursuant to the finalization of reviews still pending, and direction to staff to finalize necessary findings of fact and any conditions of approval to be incorporated into the Development Agreement.  Planning and Zoning Commission March 15, 2017 Page 7 of 7 V. Buckley seconded the motion. VOTE Chair Atherton requested a roll call vote. Yea – V. Buckley, D. Castro, M. Crull, and Chair Atherton. Nay – none. The motion passed 4-0-0. G. REPORTS / ITEMS FOR NEXT MEETING Planner Olson reported that at the next meeting on March 29, 2017, the Sanitary District public hearing will be continued and a petition for a Special Use Permit and Site Plan Review for a Mobile Gas Station on the southeast corner of North First Street and Hillcrest Drive will be heard. Mr. Olson also reported that the City Council approved the Planning and Zoning Commission’s recommendations for principal use video gaming establishments with one revision; they would be allowed as special uses only, not permitted uses, in the General Commercial zoning district. He noted that the City Council also approved an amendment to the City’s Liquor Code to limit the licenses for principal use video gaming establishments to the current number, which is seven. Mr. Olson advised the Commission that City staff will propose to the City Council a revised Planning and Zoning Commission meeting schedule for meetings to be held on the Wednesdays before City Council meetings. This will provide more time for staff to prepare for City Council meetings and less time between Planning and Zoning Commission recommendations and City Council consideration. The present commissioners voiced approval for the schedule change. Staff will poll absent commissioners for their preferences. If the City Council approves the revised meeting schedule, the change will start in May, with meetings on May 3rd and May 17th. I. ADJOURNMENT Seeing and hearing no further comments, Chair Atherton requested a motion to adjourn. D. Castro motioned to adjourn, M. Crull seconded the motion, and the motion was unanimously approved by voice vote. The meeting adjourned at 6:51 PM. Respectfully Submitted, Natalie Nelson, Administrative Assistant Minutes were approved by the Planning and Zoning Commission on .  STAFF REPORT April 7, 2017 TO: Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: 1015 Blackhawk Road – Zoning Map Amendment to the “LC” Light Commercial District I. GENERAL INFORMATION A. Purpose Approval of a Zoning Map Amendment from the “LC” Light Commercial District to the “LC” Light Commercial District B. Owner/Applicant West Suburban Bank Trust #12128/City of DeKalb C. Location and Size 1015 Blackhawk Road; 2.43 acres D. Existing Zoning and Land Use “LC” Light Commercial District/vacant commercial building and associated parking lot E. Surrounding Zoning and Land Use North– “LC” District; Restaurant South – “MFR2” Multiple Family Residential District; Apartments, Greek Housing East – “MFR2”; Greek Housing, Apartments West – “LC” and “PD-R”; Various commercial uses, Apartments F. Comprehensive Plan Designation Commercial II. APPLICANT'S REQUEST The applicant for this petition is the City of DeKalb. The subject site located at 1015 Blackhawk Drive is 2.43 acres in size and currently contains a vacant commercial building with an associated parking lot. On March 27, 2017 the City Council approved a motion initiating a re-zoning of the subject property to the “LC” Light Commercial District. II. BACKGROUND AND ANALYSIS The subject site currently contains a vacant one story commercial building that was the former Campus Cinemas. The site is presently zoned “LC” Light Commercial and has been zoned that classification for many years. The movie theater was closed by the owner of the property several years ago. In 2013, the City approved a text amendment Page 2 of 8 to the Unified Development Ordinance (UDO) that changed second-floor residential uses from being a permitted use to a special use in the “LC” and “GC” General Commercial Districts. That text amendment was undertaken following the provision of public notice in accordance with the requirements of the Illinois Municipal Code and the conduct of a public hearing before the Planning and Zoning Commission. The current property owner initiated a lawsuit against the City in 2015 alleging that they had not received adequate due process and notice of that zoning text amendment. The City followed all procedures as outlined in the UDO and state law in approving the text amendments, and the 2015 lawsuit was subsequently dismissed by the Court, on the City’s Motion. In 2016, the owner applied for a special use permit for apartments above the ground floor for the subject site and the request was denied by the City due to the owner’s failure to comply with multiple provisions of the UDO. A significant deficiency in the application was a failure to design the correct number of parking spaces to accommodate the proposed use and addition with a design that complied with the UDO, or to request relief from the provisions of the UDO that were not in compliance. The property owner has re-filed a lawsuit against the City, again asserting that they did not receive adequate due process and notice when the 2013 text amendments to the UDO were approved. The City has filed a motion to dismiss the lawsuit, again based on compliance with all legal requirements. However, the present matter involves a property owner asserting that he did not receive adequate notice or process. Accordingly, as an accommodation to the property owner, on March 27, 2017 the City Council initiated a petition to re-zone the property to the “LC” Light Commercial District. This proceeding is designed to give the owner personal notice and a public hearing at which he can present evidence or testimony regarding what he believes to be the appropriate zoning for the property. The zoning map amendment would re-zone the property to the “LC” District under the current provisions of the UDO, including second-floor residential dwelling units as a special use. The re-zoning request and resulting public hearing will provide due process to the property owner and allow them to speak regarding the appropriateness of the “LC” zoning on the subject property. Page 3 of 8  Zoning Map of Area III. STANDARDS OF REZONING (ARTICLE 20.04.04 OF UDO) 1. The proposed rezoning conforms to the Comprehensive Plan, or conditions have changed to warrant the need for different types of land uses in that area. The proposed rezoning is appropriate considering the length of time the property has been vacant, as originally zoned, and taking into account the surrounding areas trend in development. Page 4 of 8 The 2005 Comprehensive Plan recommends the subject site for commercial uses. The Greek Row Neighborhood Revitalization Plan approved by the City in October, 2002 revealed there was a lack of adequate businesses within walking distance to serve the needs of the neighborhood residents. The Plan recommended that new commercial development in the area should be neighborhood focused to take advantage of the college-orientated market. The “LC” Light Commercial zoning is most suited for those types of uses. The “LC” Light Commercial Zoning is appropriate for the site and meets the intent of the City’s Comprehensive Planning documents. Development trends in the area include recent improvements to existing commercial properties such as the Casey’s General Store (zoned “LC” Light Commercial) at the northwest corner of Annie Glidden Road and Hillcrest Drive. A new restaurant/sports bar recently opened in an existing commercial building at the southwest corner of Annie Glidden Road and Hillcrest Drive. The adjoining property to the north accommodates a successful up-scale Italian restaurant. The adjoining property to the west is presently improved with a two-story mixed use building with commercial on the first floor and residential units above on a site that provides a code compliant number of parking spaces. 2. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. The Unified Development Ordinance indicates the “LC” Light Commercial District is intended to be located in areas adjacent to collector streets and designed to accommodate the retail and limited service needs of a larger consumer population than is typically serviced by the “NC” Neighborhood Commercial District. The subject site is located at the northwest corner of Blackhawk Road and Hillcrest Drive, which is a designated collector street. Light Commercial (LC) zoning is the most appropriate zoning classification for the subject site and would allow for development that meets the intent and purpose of the UDO. 3. The proposed rezoning will not have a significantly detrimental effect on the long-range development of adjacent properties or adjacent land uses. Much of the surrounding area is already developed. Properties directly to the north and west are zoned “LC” Light Commercial. Permitted uses in the “LC” District are compatible with the land uses in the surrounding area. The multi-tenant commercial building directly to the west along Hillcrest Drive is zoned “LC” Light Commercial and has uses that serve the immediate area. The proposed zoning of “LC” will not have a detrimental effect on the adjacent properties or land uses as it entitles the subject property to commercial uses that are complementary with existing and adjacent land uses along Hillcrest Drive and Blackhawk Road. 4. The proposed rezoning constitutes an expansion of an existing zoning district that, due to the lack of undeveloped land, can no longer meet the demand Page 5 of 8 for the intended land uses. The subject property is proposed for “LC” Light Commercial District zoning. The “LC” District will allow the property to be used for commercial uses that will be compatible with the surrounding area. 5. Adequate public facilities and services exist or can be provided. Adequate public services are provided to the subject property. A 184 space parking lot is located adjacent to the building and full access drives exist to both Hillcrest Drive and Blackhawk Road. Bus stops also exist along Hillcrest Drive and Blackhawk Road. IV. ADDITIONAL FACTORS (“LASALLE” FACTORS) In addition to the factors enumerated in the City’s Unified Development Ordinance, the Planning and Zoning Commission may wish to evaluate those factors identified under Illinois law as being relevant to the consideration of an appropriate zoning classification for a given parcel of land. Commonly referred to as the “LaSalle” factors based upon the Illinois Supreme Court case LaSalle National Bank v. County of Cook, 12 Ill.2d 40 (1957), the factors are as follows: 1) The existing uses and zoning of nearby property. This factor is analyzed in this report, and favors the implementation of LC zoning as described. 2) The extent to which property values would be diminished by the zoning requested. There is no indication that the property value of the subject site would be diminished by the zoning requested, in comparison to any other presently available zoning designation. The property is presently improved with a commercial building, and the denial of a commercial zoning designation would render the existing building useless, which would substantially impair property values. There is no indication that imposition of an alternate commercial zoning designation, such as General Commercial (GC) would benefit the property’s value, and under the UDO, GC is not appropriate for a property served by streets of the nature serving the property. 3) The extent to which destruction of property values benefits the health, safety or welfare of the public. Again, there is no indication that there is any destruction of property value through the LC zoning. The LC zoning appears to be the zoning that maximizes the value and utility of the property. Of note, in the 2015 litigation, the Owner submitted information to the Court suggesting that the LC zoning for the property maximized its value, suggesting that the Owner agrees with this conclusion. Page 6 of 8 4) The relative gain to the public as compared to the hardship on the individual owner. As noted in this report, the City’s studies of the area suggest that there is a need for commercial properties and commercial services in the area. The City is presently considering the completion of an Annie Glidden North project study to further explore this commercial need. The public would benefit from quality commercial uses being provided at the property. As noted above, the implementation of LC zoning would not have any hardship on the property owner, in comparison to any other available zoning classification. 5) The suitability of the property for the zoned purpose. The property has commercial properties contiguous to it as noted in this report. It presently is improved with a commercial building. The property has a large parking area that could be reconfigured to comply with applicable requirements of the UDO. The shape and size of the property are highly suitable for commercial use as a LC zoned parcel, and the location of the property is ideal to provide commercial services to nearby commercial properties. The property, as LC, provides an orderly transition between commercial and residential uses. 6) The public need for the proposed purpose. As noted in this report, City studies have concluded for over 15 years that there is extensive need for commercially zoned properties in the area, and need for commercial services from such properties. The public need for LC zoned properties and commercial services is great. 7) The thoroughness with which the City has planned and zoned its land use. The City has completed both comprehensive plans and neighborhood-specific studies to comprehensively plan and zone land uses in the area of the property. As referenced in this report, there are a number of studies that have been completed and which are presently under consideration, that bear out the thoroughness of this planning. 8) The time period during which the property has remained vacant as zoned. As the property is presently zoned LC, this factor would not seem to be applicable. However, the vacancy of the property appears to relate more to the owner’s decision to discontinue the commercial movie theater on the property, and the owner’s decision to refrain from reconfiguring the property to provide the commercial services needed in the area. Page 7 of 8 V. RECOMMENDATION Based upon the submitted petition and testimony presented, I recommend that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a Zoning Map Amendment from the “LC” Light Commercial District to the “LC” Light Commercial District for the subject property located at 1015 Blackhawk Road. Page 8 of 8  STAFF REPORT April 7, 2017 TO: Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Annexation, Zoning Map Amendment from the “SFR1” Single-Family Residential District and the “SFR2” District to the “PD-R” Planned Development – Residential District; Approval of Planned Development Plan – 1901 Sycamore Road (Kishwaukee Country Club) I. GENERAL INFORMATION A. Purpose Annexation and approval of a Zoning Map Amendment from the “SFR1” and “SFR2” Single-Family Residential Districts to the “PD-R” District; Approval of Planned Development Plan B. Owner/Applicant Kishwaukee Country Club, Inc. C. Location and Size 1901 Sycamore Road; Currently annexed 15.83 acres; Proposed to be annexed 51.76 acres; Total acres – 67.59 acres D. Existing Zoning and Land Use “SFR2” and unincorporated; Golf course with clubhouse and associated buildings E. Surrounding Zoning and Land Use North– “SFR2” Single-Family Residential; single-family homes South – “GC” General Commercial and “LI” Light Industrial; commercial East – Unincorporated and “GC”; single-family homes and commercial West – “SFR2”; single-family homes and park F. Comprehensive Plan Designation Parks and Recreation II. APPLICANT'S REQUEST The City has received an annexation petition, rezoning application and associated plans from the Kishwaukee Country Club in order to annex 51.76 acres adjacent to a 15.83 acre parcel that is already in the City and which contains their clubhouse. The Club would like to construct a new clubhouse and pro shop and associated improvements. Waivers are being requested to the Unified Development Ordinance for landscaping, parking lot design, subdivision platting requirements and the continued use of the well water system. III. BACKGROUND AND ANALYSIS The Kishwaukee Country Club is located along the west side of Sycamore Road and contains about 180 acres over 18-holes. The Club has been in operation at its present location for well over 100 years. The entire golf course is in unincorporated DeKalb County, except for 15.83 acres that contain the clubhouse, a few accessory structures and a small portion of the course. The applicant would like to annex the remainder of the “front nine” of the course totaling 51.76 acres. The Club is proposing to construct a new one story clubhouse and pro shop and associated improvements. The clubhouse would Page 2 of 12 be built just to the west of the current facility and contain about 8,500 sq. ft. of space. The current clubhouse is about 16,000 sq. ft. The main level of the new clubhouse will contain a 150 seat dining and bar area, kitchen, men’s and women’s lockers, offices and the pro shop. The lower level will be accessible for golf carts on the north end of the building and will contain storage for just over 60 carts and will also include general storage area. There will also be a covered outdoor patio area to the west of the clubhouse. The proposed clubhouse will be constructed of asphalt roof shingles, LP Smartside Siding (engineered wood), clad windows and wood trim. The applicant is indicating the construction of the clubhouse will be complete by the spring of 2018. The existing clubhouse will remain open until completion of the new clubhouse and then will be demolished. The existing access off of Sycamore Road will be maintained. The new driveway will loop in front of the clubhouse and the parking lot will be slightly re-configured to accommodate the proposed improvements. The number of required parking spaces based upon the number of seats in the clubhouse and employees will be 120 spaces. The number of provided parking spaces will be 124. Sixteen new parking spaces will be added to the east side of the existing parking lot to meet the number of spaces required. The applicant has requested the drive-aisle width for the semi-circle be reduced on the plans from 24 feet to 20 feet (not reduced in the parking lot). The applicant indicates that the drive is private and will be seldom used and they are concerned about the aesthetics of a wider drive. The existing drive from Sycamore Road is about 20 feet in width. The Fire Department has asked that the plans be revised showing the fire truck turning templates on the 20 foot drive width to ensure that trucks can safely maneuver through the semi-circle drive. The applicants will be revising the plans to show the turning templates. The staff does not object to the reduction as long as fire trucks can safely move through the site. A staff request for consideration of pedestrian connections between the parking lot and the clubhouse was rejected by the applicant, who indicated the proposed driveway can be used by pedestrians. They also note any additional pavement would interfere with existing trees and distract from the aesthetics of the location. Waivers to the UDO The applicant is requesting waivers to the UDO regarding landscaping, parking lot design, subdivision platting requirements and the continued use of the well water system to water the golf course. The UDO requires landscape islands at the end of parking aisles and one additional island for every 20 parking spaces. The plans show landscape islands to be added to the ends of most of the parking aisles and at intermediate areas except for a few on the north end of the parking lot. The areas on the north end of the parking lot will not be Page 3 of 12 heavily traveled and the staff supports the waiver. The new landscape islands will include shade trees and shrubs. The UDO requires curb and gutter at the perimeter of parking lots and around landscape islands. The applicant is proposing not curbing the parking lot except for areas around the handicap parking spaces and the new landscape islands at the south end of the parking area. The waiver is necessitated to allow golf carts and maintenance equipment to maneuver from the parking lot, clubhouse, pool and golf course without being limited by curb and gutters. The staff supports this waiver. The applicant is requesting not to subdivide the property in conjunction with the project at this time. The property will remain under one ownership and there are no new easements or dedications required so the staff does not object to this waiver. One of the conditions in the recommendation is that if the property is redeveloped in the future, the property shall be required to be fully platted in accordance with then-current requirements. The applicant is requesting to continue to use the well water system to water the golf course and the “halfway house”. The UDO puts limitations on existing water wells. All potable, fire suppression and domestic water use for the structures, other than the “half way house”, will be through the City owned water system. City staff does not object to this waiver. Planned Development Plans The applicant is requesting the plans submitted be approved on a preliminary level. There will be no final plat required or final plans reviewed by the Planning and Zoning Commission. The plans have been reviewed by staff and the latest comments are provided in the packet. The applicant is in the process of revising the plans and did provide a response letter, which is included in the packet. The comments are minor in nature and will not alter the layout of the site. IV. STANDARDS OF REZONING 1. The proposed rezoning conforms to the Comprehensive Plan, or conditions have changed to warrant the need for different types of land uses in that area. The proposed rezoning is appropriate considering the length of time the property has been vacant, as originally zoned, and taking into account the surrounding areas trend in development. The 2005 Comprehensive Plan recommends the subject site for Parks and Recreation. The proposed annexation will bring an additional 52 acres into the City and will allow for consistent zoning for the clubhouse, pro shop and associated structures and for the “front nine” holes of the golf course. Staff believes that the proposed development meets the intent of the City’s Comprehensive Plan. Page 4 of 12 2. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. Re-zoning of the subject site to the PD-R District will allow the project to comply with the regulations of the UDO except for waivers to the Unified Development Ordinance for landscaping, parking lot design, subdivision platting requirements and the continued use of the well water system. The exceptions to the UDO are justified based upon the nature of the use and the need to maintain an open space setting and aesthetically pleasing appearance of the facility. 3. The proposed rezoning will not have a significantly detrimental effect on the long-range development of adjacent properties or adjacent land uses. The proposed rezoning, and associated annexation, will bring the golf course under more unified control. The remainder of the golf course is to the north, Hopkins Park is to the south, single family residential to the west and east and commercial to the southeast along Sycamore Road. The proposed rezoning should not have a detrimental effect on the adjacent properties or land uses. 4. The proposed rezoning constitutes an expansion of an existing zoning district that, due to the lack of undeveloped land, can no longer meet the demand for the intended land uses. The subject property is proposed for “PD-R” Planned Development - Residential zoning. The “PD-R” District will allow the property to be used for uses that will be compatible with the surrounding area. 5. Adequate public facilities and services exist or can be provided. Existing utilities already serve the site. The existing access off of Sycamore Road will be maintained and a new drive and improved parking area will be added. An existing water well will remain and will be used to water the golf course and the “halfway house”. V. CITIZEN INPUT To date, letters of support from 116, 124 and 132 Greenwood Acres Drive and 1926 Sycamore Road (R.P. Lumber Company) have been received and are made part of the record. VI. RECOMMENDATION Sample Motion: Based upon the submitted petition and testimony presented, I move that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council Page 5 of 12 approval of a Zoning Map Amendment, upon annexation, from the “SFR1” Single-Family Residential District to the “PD-R” Planned Development – Residential District for the property described in Legal A and approval of a Zoning Map Amendment from the “SFR2” Single-Family Residential District to the “PD-R” Planned Development – Residential District for the property described in Legal B to permit a new clubhouse and pro shop and associated improvements for the property located at 1901 Sycamore Road per the Planned Development Plans and standards listed on Exhibit A and subject to the conditions listed in Exhibit B. Page 6 of 12  Exhibit A Planned Development Plans • Preliminary Building Layout, Sheet 1 of 1, prepared CES Inc. dated 3/3/17 • Tributary/Pond/Fire Turning Exhibit, Sheet 1 of 1, prepared CES Inc. dated 3/3/17 • Main Level Plan and Lower Level Plan dated 2/28/17 • Schematic Typical Section, Sheet A 4.0, prepared by Mark Zinni Construction, dated 3/7/17 • East Elevation Plan, Sheet A3, prepared by Mark Zinni Construction, dated 3/6/17 • Course Side Elevation Plan, prepared by Mark Zinni Construction • Landscape Details, 2 sheets, prepared by Steve Irving dated 3/7/17 • US Architectural Lighting Details, 4 sheets. • Wall Sign Elevation Detail dated 3/27/17 Development Standards 1) Development of the subject site shall meet those standards as set forth in the UDO except as provided below: a) The City shall not require the submission of a plat of resubdivision, however if the property is redeveloped in the future, the property shall be required to be fully platted in accordance with then-current requirements. b) The City shall not require landscape islands at the end of parking aisles and one additional island for every 20 parking spaces, except as shown on the Planned Development Plans. c) The City shall not require curb and gutter at the perimeter of parking lots and around landscape islands, except as shown on the Planned Development Plans. d) The City shall allow the continued use of the well water system to water the golf course and the “halfway house”. 2) Permitted Uses a) The construction and maintenance of a golf course facility, golf course country club (including recreational, restaurant and banquet use of said facility), use of ancillary improvements as depicted on the Planned Development Plans (including but not limited to swimming pools and recreational areas) and the operation of a retail Golf Club Pro Shop. Page 7 of 12  b) The conduct of indoor and outdoor banquet and special entertainment events. c) The construction and maintenance of one or more buildings to house and repair country club golf carts and maintenance / groundskeeping equipment. 3) Prohibited Uses: a. Any use which is not expressly authorized as a Permitted or Special Use. b. Any residential use. c. Community residences. d. Group homes. e. Parking lots, as a principal use (and more specifically, any lease, rental or otherwise offering use of on-site parking by any party other than a resident or employee of the Property). f. Outdoor storage of any form not expressly authorized herein. g. Sales or construction trailers, intermodal shipping containers, van trailers or similar items used for storage or office purposes, temporary structures or similar appurtenances used for office, work or storage purposes. Any such item shall be deemed to be used for office, work or storage purposes if it remains on the Property in one exterior location for more than twenty-four (24) hours at any given time. Notwithstanding the foregoing, this Section shall not apply during any time when there is a building or demolition permit outstanding. h. Adult oriented uses; adult bookstores or other establishment displaying, leasing, trading, or selling pornographic materials or any similar use as defined in the UDO, whether as a principal use or accessory to an allowed principal use (the foregoing not prohibiting a general audiences bookstore with not more than 1% of its merchandise being adult-oriented). i. Animal boarding. j. Fire, bankruptcy sale, wholesale, overstock auction house or their equivalent (except that a Court-Ordered bankruptcy sale of less than thirty days duration shall be permitted). k. Massage parlor or other similar massage establishment. l. "Head shop", marijuana dispensary, hookah bars, or establishments that specialize primarily in the sale of tobacco, tobacco paraphernalia, glass pipes, implements utilized to burn or concentrate a substance for the purpose of permitting the smoke, fumes or vapor therefrom to be inhaled, or drug paraphernalia. m. Cemeteries and mausoleums. n. Funeral homes and mortuaries. o. Automobile, truck, motorcycle, ATV, motor-scooter or motor vehicle/recreational vehicle/implement repair, service, sales, rentals, parts or components sales or installation, or maintenance. p. Contractor offices associated with onsite storage of vehicles, supplies or equipment, building material or equipment sales, building or equipment service or Page 8 of 12  maintenance offices, or the equivalent (except that temporary contractor offices present during demolition or construction activities on the Property shall be permitted). q. Warehouses, whether accessory to a retail use, or self-service storage. r. Tattoo parlor, massage parlor, psychic reading / tarot card shop. s. Church or religious uses. t. Gas or fuel station or any form of car wash or auto detailing center. u. A dollar store or a discount department store or wholesale establishment. v. A second-hand store. w. A cash for gold store. x. A full service, FDIC-insured bank, credit union, retail bank, consumer banking institution or savings and loan. y. Currency exchange, money wiring, check cashing facility or equivalent (as a primary use). z. Auto title loan or post-dated check or payday loan facility or equivalent, unless associated with a full-service federally-insured bank, credit union or savings and loan. aa. Pawn shops. bb. Fitness clubs or workout facilities (other than as permitted subordinate to the residential use described above). cc. Drive-thru facilities. Page 9 of 12  Exhibit B Prior to final review by the City Council, the following comments should be addressed. 1) Since two-way traffic will be maintained with the new layout, consideration should be given for directional signage as you come into the site indicating areas to the parking lot and the clubhouse. 2) Revise the plans to show the truck turning templates on the 20 foot drive width to ensure that fire trucks can safely maneuver through the semi-circle drive. If safe movements cannot be accomplished, as determined by the Fire Department, the drive width shall revert back to 24 feet. 3) Provide a typical parking space and drive aisle detail with dimensions. Minimum size per the UDO is 9’ x 19’ for parking spaces and 24‘ for the drive-aisle. 4) The Parking Requirements table on Sheet 1 of 1 indicates 225 seats and 23 employees. The Main Level Floor Plan detail indicates about 135 seats. Please verify the number of seats proposed and employees and modify the table as needed. 5) The Landscape Plan indicates a 10’ high SNTS-254-11-2 single head light fixture, however the detail provided notes this model has a pole height of 25 feet. Please clarify. 6) Please add the light fixture detail to the Landscape Plan Sheet, with the height noted. 7) The UDO has lighting standards that contain a minimum average foot candle level of 1.5 and a maximum level of 2 for residential zoning districts (Article 10.05 of the UDO). A Photometric Plan was not provided, however we would accept a note on the plan indicating the lighting will meet the requirements of Article 10.05 of the UDO. 8) A detail should be provided on the Landscape Plan indicating how the existing trees proposed to be preserved will be protected. Fencing should extend to the drip line. 9) Please provide the square footage of the wall signs (KCC logo and Duffer’s) proposed for the clubhouse. The square footage includes the entire area within a single continuous rectilinear perimeter of the lettering and any background (UDO Article 13.02.02). 10) Define the stormwater basin control structure size, location and type. Due to the small diameter orifice anticipated a manhole structure above the HWL with debris control is required. 11) The stormwater basin side slopes adjacent to uncurbed parking appears to be 1:1 or steeper. It is preferred if slopes are 3:1 or less to accommodate maintenance. If a wall is anticipated, consider a curb adjacent to parking. Page 10 of 12 Legal A THAT PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 11, PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 12, PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 13 AND PART OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 14, ALL IN TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF LOT 45 OF ASSESSORS LOTS OF SAID SECTION 12; THENCE SOUTHEASTERLY, ALONG THE SOUTHEASTERLY LINE OF GREENWOOD ACRES, 1424 FEET TO THE CENTER LINE OF S.B.I. ROUTE 23; THENCE SOUTHWESTERLY, ALONG SAID CENTER LINE, 1387 FEET TO THE NORTHEASTERLY LINE OF PROPERTY DESCRIBED IN DOCUMENT NO. 81-02179; THENCE NORTHWESTERLY, ALONG SAID NORTHEASTERLY LINE, 918.4 FEET TO A SOUTH LINE OF PROPERTY DESCRIBED IN DOCUMENT NO. 357175; THENCE EASTERLY, ALONG A SOUTH LINE OF SAID PROPERTY, 558.1 FEET TO A SOUTHEAST CORNER OF SAID PROPERTY; THENCE NORTHERLY, ALONG AN EAST LINE OF SAID PROPERTY, 366 FEET TO A NORTHEAST CORNER OF SAID PROPERTY; THENCE WESTERLY, ALONG A NORTH LINE OF SAID PROPERTY, 1409.5 FEET; THENCE NORTHWESTERLY, ALONG A NORTHERLY LINE OF SAID PROPERTY 300 FEET, MORE OR LESS, TO THE CENTER LINE OF THE KISHWAUKEE RIVER, AS ORIGINALLY LOCATED; THENCE NORTHEASTERLY, ALONG SAID CENTER LINE, TO THE EAST LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTHERLY, ALONG SAID EAST LINE, 140 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF LOT 44 OF SAID ASSESSORS LOTS OF SECTION 12; THENCE SOUTHEASTERLY, ALONG THE NORTHERLY LINE OF SAID LOTS 44 AND 45, A DISTANCE OF 225.5 FEET TO THE NORTHWEST CORNER OF LOT 15 OF SAID GREENWOOD ACRES; THENCE SOUTHERLY, ALONG THE EAST LINE OF SAID LOT 45, A DISTANCE OF 577.8 FEET TO THE POINT OF BEGINNING, EXCEPTING THEREFROM THAT PART OF SAID S.B.I. ROUTE 23 PREVIOUSLY ANNEXED, ALL IN DEKALB TOWNSHIP, DEKALB COUNTY, ILLINOIS. Page 11 of 12 Legal B A PART OF SECTION 13 AND 14, TOWNSHIP 40 NORTH, RANGE 4, EAST OF THE THIRD PRINCIPAL MERIDIAN, DEKALB COUNTY, ILLINOIS, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF BLOCK 20 OF JOHN W. TILTON’S THIRD ADDITION TO TILTON PARK; THENCE NORTH 33 DEGREES 43’ EAST ALONG THE SOUTH- EASTERLY LINE OF SAID BLOCK 20, A DISTANCE OF 315.0 FEET TO A POINT ON THE SOUTH LINE OF BLOCK 24 OF TILTON’S FOURTH ADDITION TO TILTON PARK; THENCE SOUTHEASTERLY ALONG THE SOUTHERLY LINE OF SAID BLOCK 24, A DISTANCE OF 5.0 FEET TO THE SOUTH- EAST CORNER OF SAID BLOCK 24; THENCE NORTH 41 DEGREES, 52’EAST ALONG THE SOUTHEASTERLY LINE OF SAID BLOCK 24, A DISTANCE OF 231.0 FEET TO THE SOUTHEASTERLY CORNER OF BLOCK 29 OF TILTON’S FIFTH ADDITION TO TILTON PARK; THENCE NORTH 49 DEGREES 39’ EAST ALONG THE SOUTHEASTERLY LINE OF SAID BLOCK 29, A DISTANCE OF 319.53 FEET TO THE NORTHEAST CORNER OF SAID BLOCK 29; THENCE SOUTH 68 DEGREES 08’ EAST, A DISTANCE OF 523.7 FEET TO A POINT; THENCE SOUTH 88 DEGREES 01’EAST TO DISTANCE OF 1409.5 FEET TO A POINT; THENCE SOUTH 1 DEGREE, 59’ WEST, A DISTANCE OF 366.0 FEET; THENCE NORTH 38 DEGREES 01’ WEST, A DISTANCE OF 538.1 FEET TO A POINT, SAID POINT BEING ON THE EASTERLY LINE OF THE DEKALB COUNTY TUBERCULOSIS SANITARIUM PROPERTY; THENCE NORTHERLY ALONG THE EASTERLY LINE OF SAID PROPERTY, A DISTANCE OF 97.6 FEET TO THE NORTHEAST CORNER THEREOF ; THENCE WESTERLY ALONG THE NORTHERLY LINE OF SAID SANITARIUM PROPERTY, A DISTANCE OF 29 ½ FEET TO AN ANGLE POINT IN SAID NORTHERLY PROPERTY LINE; THENCE SOUTHWESTERLY ALONG THE NORTHERLY LINE OF SAID SANITARIUM PROPERTY AND ALONG THE NORTHERLY LINE OF PROPERTY OF THE DEKALB PARK DISTRICT, KNOWN AS HOPKINS PARK, A DISTANCE OF 992.4 FEET TO AN ANGLE POINT IN THE NORTHERLY LINE OF SAID PARK DISTRICT PROPERTY, A DISTANCE OF 165 FEET, MORE OR LESS, TO A POINT IN THE CENTER LINE OF THE KISHWAUKEE CHANNEL AS THE SAME ORIGINALLY EXISTED BEFORE RE- LOCATION: THENCE SOUTHWESTERLY AND WESTERLY ALONG THE CENTER LINE OF THE ORIGINAL CHANNEL OF THE KISHWAUKEE RIVER TO A POINT WHICH POINT IS A COMMON CORNER BETWEEN PARCEL “B” AND PARCEL “C” OF THE ELLWOOD FARM PLAT; THENCE NORTH 56 DEGREES 17’ WEST ALONG THE SOUTHERLY LINE OF SAID PARCEL “B” A DISTANCE OF 291.4 FEET TO THE POINT OF BEGINNING, SITUATED IN THE COUNTY OF DEKALB AND THE STATE OF ILLINOIS, SAID PROPERTY BEING A PORTION OF THE KISHWAUKEE COUNTRY CLUB AND SOME LAND ADJACENT THERETO. Page 12 of 12 March 24, 2017 Dear Property Owner: The DeKalb Planning and Zoning Commission will consider a request on a petition by Kishwaukee Country Club, Inc. for approval of a Zoning Map Amendment, upon annexation, from the “SFR1” Single-Family Residential District to the “PD-R” Planned Development – Residential District and from the “SFR2” Single-Family Residential District to the “PD-R” Planned Development – Residential District for 67.59 acres located at 1901 Sycamore Road to allow the construction of a new clubhouse and pro shop and associated improvements. The DeKalb Planning and Zoning Commission will review these requests and hold a public hearing at its regular meeting on Wednesday, April 12, 2017 at 6:00 p.m. The meeting will be at the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. As a property owner within 250 feet of the above-mentioned property, you are encouraged to attend this meeting to learn about and comment on the proposal. You are also welcome to submit any written comments you may have on the proposal no later than Wednesday, April 5, 2017. You may submit written comments regarding the request on the enclosed comment sheet by mail to the address listed above, or by e-mail to dan.olson@cityofdekalb.com. All comments will be shared with the Commission and included in the public record. If you have any questions about this request, please feel free to contact the Community Development Department at (815) 748-2060. Sincerely, Dan Olson Principal Planner Enclosures CC: Mayor City Council City Manager Planning and Zoning Commission Applicant  Kishwaukee Country Club – Rezoning from the “SFR1” and “SFR2” Single Family Residential Zoning Districts to the “PD-R” Planned Development - Residential District – 1901 Sycamore Road Page 2 of 5 LEGAL NOTICE NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning Commission at its regular meeting on Wednesday, April 12, 2017, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by Kishwaukee Country Club, Inc. represented by Steve Irving for approval of a Zoning Map Amendment, upon annexation, from the “SFR1” Single-Family Residential District to the “PD- R” Planned Development – Residential District for the property described below in Legal A and approval of a Zoning Map Amendment from the “SFR2” Single-Family Residential District to the “PD-R” Planned Development – Residential District for the property described below in Legal B. The request is to allow for the Kishwaukee Country Club to construct a new clubhouse and pro shop and associated improvements and consideration to approve waivers to the Unified Development Ordinance for landscaping, parking lot design and subdivision platting requirements. Legal A THAT PART OF THE EAST HALF OF THE SOUTHEAST QUARTER OF SECTION 11, PART OF THE WEST HALF OF THE SOUTHWEST QUARTER OF SECTION 12, PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 13 AND PART OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 14, ALL IN TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHEAST CORNER OF LOT 45 OF ASSESSORS LOTS OF SAID SECTION 12; THENCE SOUTHEASTERLY, ALONG THE SOUTHEASTERLY LINE OF GREENWOOD ACRES, 1424 FEET TO THE CENTER LINE OF S.B.I. ROUTE 23; THENCE SOUTHWESTERLY, ALONG SAID CENTER LINE, 1387 FEET TO THE NORTHEASTERLY LINE OF PROPERTY DESCRIBED IN DOCUMENT NO. 81-02179; THENCE NORTHWESTERLY, ALONG SAID NORTHEASTERLY LINE, 918.4 FEET TO A SOUTH LINE OF PROPERTY DESCRIBED IN DOCUMENT NO. 357175; THENCE EASTERLY, ALONG A SOUTH LINE OF SAID PROPERTY, 558.1 FEET TO A SOUTHEAST CORNER OF SAID PROPERTY; THENCE NORTHERLY, ALONG AN EAST LINE OF SAID PROPERTY, 366 FEET TO A NORTHEAST CORNER OF SAID PROPERTY; THENCE WESTERLY, ALONG A NORTH LINE OF SAID PROPERTY, 1409.5 FEET; THENCE NORTHWESTERLY, ALONG A NORTHERLY LINE OF SAID PROPERTY 300 FEET, MORE OR LESS, TO THE CENTER LINE OF THE KISHWAUKEE RIVER, AS ORIGINALLY LOCATED; THENCE NORTHEASTERLY, ALONG SAID CENTER LINE, TO THE EAST LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTHERLY, ALONG SAID EAST LINE, 140 FEET, MORE OR LESS, TO THE NORTHWEST CORNER OF LOT 44 OF SAID ASSESSORS LOTS OF SECTION 12; THENCE SOUTHEASTERLY, ALONG THE NORTHERLY LINE OF SAID LOTS 44 AND 45, A DISTANCE OF 225.5 FEET TO THE NORTHWEST CORNER OF LOT 15 OF SAID GREENWOOD ACRES; THENCE SOUTHERLY, ALONG THE EAST LINE OF SAID LOT 45, A DISTANCE OF 577.8 FEET TO THE POINT OF BEGINNING, EXCEPTING THEREFROM THAT PART OF SAID S.B.I. ROUTE 23 PREVIOUSLY ANNEXED, ALL IN DEKALB TOWNSHIP, DEKALB COUNTY, ILLINOIS. Page 4 of 5  Legal B A part of Section 13 and 14, Township 40 North, Range 4, East of the3 Third Principal Meridian, DeKalb County, Illinois, described as follows: Beginning at the Southeast corner of Block 20 of John W. Tilton’s Third Addition to Tilton Park; thence North 33 (degrees) 43’ East along the South- Easterly line of said Block 20, a distance of 315.0 feet to a point on the South line of Block 24 of Tilton’s Fourth Addition to Tilton Park; thence Southeasterly along the Southerly line of said Block 24, a distance of 5.0 feet to the South-East corner of said Block 24; thence North 41 (degrees), 52’East along the Southeasterly line of said Block 24, a distance of 231.0 feet to the Southeasterly corner of Block 29of Tilton’s fifth Addition to Tilton Park; thence North 49 (degrees) 39’ East along the Southeasterly line of said Block 29, a distance Of 319.53 feet to the Northeast corner of said Block 29; thence South 68 degrees-08’ East, a distance of 523.7 feet to a point; thence South 88 degrees-01’East to distance of 1409.5 feet to a point; thence South 1 degree, 59’ West, a distance of 366.0 feet; thence North 38 (degrees) 01’ West, a distance of 538.1 feet to a point, said point being on the Easterly line of the DeKalb County Tuberculosis Sanitarium property; thence Northerly along the Easterly line of said property, a distance of 97.6 feet to the Northeast corner thereof ; thence Westerly along The Northerly line of said Sanitarium property, a Distance of 29 ½ feet to an angle point in said Northerly property line; thence Southwesterly Along the Northerly line of said Sanitarium Property and along the Northerly line of property Of the DeKalb Park District, known as Hopkins Park, a distance of 992.4 feet to an angle point In the Northerly line of said park district Property, a distance of 165 feet, more of less, to a point in the center line of the Kishwaukee channel as the same originally existed before re- location: thence Southwesterly and Westerly along the center line of the original channel of the Kishwaukee River to a point which point is a Common corner between Parcel “B” and Parcel “C” Of the Ellwood Farm Plat; thence North 56 (degrees) 17’ West along the Southerly line of said Parcel ”B” A distance of 291.4 feet to the point of begin-ning, situated in the County of DeKalb and the State of Illinois, said property being a portion of the Kishwaukee Country Club and some land adjacent thereto. The aforementioned legal descriptions are comprised of Parcel Identification Numbers (PIN) 08- 11-477-001, 08-12-353-001, 08-12-353-009, 08-13-101-009, 08-14-226-001, 08-14-226-002, and 08-14-226-003 and commonly known as 1901 Sycamore Road, DeKalb, IL 60115. All interested persons are invited to appear and be heard at the time and place listed above. Interested persons are also encouraged to submit written comments on these proposals to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. on Wednesday, April 5, 2017. Further information is available from the Community Development Department, (815) 748-2060. Christina Atherton, Chairman DeKalb Planning and Zoning Commission Page 5 of 5 relocated 5' dia. 12" h lettering logo & add 12" h lettering below Duffer's Bar & Grill  EXISTING TREE TO REMAIN (TYP.) PROPERTY LINE EXCESS FILL (TYP) 48" SHAPE & SEED 408' 870 869.35 1 PROPOSED SWALE AWAY FROM BUILDING ENTRANCE 434' 466' 87 872 PROPOSED TRENCH GRATE RIM = 869.80 167' OUTD PROP OSED 8,500 BUILDING OOR (F.F. 87 S.F. INV = 868.84 12" W/ FLAP GATE CO 1,300 VERED PORC 8.00) S.F. 874.0 870.70 H 871.35 PROPOSED 12" STORM SEWER 18" EX. BUILDING TO BE REMOVED 869.65 3 120' PROPOSED BUILDING 20" 9.8 CART PATH TO 869.80 86 0 BASEMENT LOCATED WITHIN 869.90 15" 87 BUILDING ENVELOPE 869.90 2.9 0 30" 869.80 869.80 3.0 0 10" PROPOSED STORM SEWER 56.00 87 1 MANHOLE 12 646' 87 RIM = 872.09 34.00 PROPOSED FIRE 872 INV = 868.44 12" EXISTING LIFT STATION 8" HYDRANT 36" 7 PROP 45" 18 OSED 6.00 4.00 87 2 EXISTING SANITARY EXISTING WELL 6.9 MANHOLE OUTD PROPOSED 12" 8,500 BUILDIN 22.00 30" 12" STORM SEWER RIM = 868.58 873 877.4 TOTAL ACREAGE OOR G 6 877.0 (F.F. 8 S.F. 8.4 3" 878.00 87 24' 869.6 0 = 25.24 ACRES N COV 81' 87 EXISTING SANITARY 78.00 878.00 7.0 6.5 6" 6 6 SEWER ) 300 S ERED PO MAIN 1 874 , 87 ENTRY 36" 7.5 BOTTOM STM = 867.72 26 6 87 0 877.52 EXISTING FIRE HYDRANT PROPOSED BUILDING 150.0 877.22 0.0 0 TOP SAN.=866.50 (TO BE RELOCATED) 88.00 E ENVELOPE .F. RCH BOTTOM W.M= 868.68 878.00 16' PAVEMENT REMOVED E E TOP SAN.= 868.16 EXISTING SANITARY 22 L.F. CASING PIPE MANHOLE FOR LANDSCAPE ISLAND 3 36" RIM = 869.19 (TYP.) INV = 866.12 5 8 TOP OF EX WM = 869.09 BOTTOM STORM = 872.3 EXISTING TREE 5 24' EXISTING SANITARY 2 TO BE REMOVED (TYP.) 87 877.39 SERVICE TO BE REMOVED HWL 869.5 0 100' 200' 400' 14.00 24" 18" PROPOSED SANITARY SERVICE EXISTING POND OUTLET 877.03 @ 1.0% MIN. SLOPE ELIPT RCP 15" x 20" @ 876.73 3 PROPOSED HANDICAP SIGNS 866.57 876 86 56.00 EXISTING BUILDING 8 868 871 6 24" FINISHED FLOOR = 877.90 869 INV = 867.54 12" (TO BE REMOVED) 872 7 87 7.4 873 15 48" SERV 35" ENTR ICE PROPOSED ROOF PROPOSED DETENTION 874 Y DRAINS 18" 877.92 2 877.7 30 2 877.5 35" 4 877.4 .07 8 EXISTING PEDESTRIAN BRIDGE TO W 878 PROPOSED FIRE BE REMOVED 875 T C 877.9 0 HYDRANT 35" 35" 877 877.4 0 88669 VERIFY CROSS SLOPES 876 869 9 875 871 870 CONFORM TO ADA 869 871 REQUIREMENTS. REMOVE & 870 REPLACE AS NEEDED ALONG ROUTE TO POOL HOUSE .25 877 EXISTING FIRE 24' HYDRANT EXCESS FILL EXISTING 8" WATER SHAPE & SEED MAIN 24' 24' 24' 5 3 PROPOSED STOP SIGNS NOTES: LEGEND CONTRACTOR TO PROVIDE WATER SOURCE FOR DUST CONTROL DURING DEMOLITION. EXISTING ASPHALT PAVEMENT 134 TOTAL PARKING STALLS INCLUDING 5 HANDICAP STALLS PROPOSED HMA PAVEMENT BASEFLOOD ELEVATION = 839.50 EXISTING PAVEMENT TO BE REMOVE CONCRETE SLABS BELOW TO AN REMOVED ELEVATION BELOW THE BASE MATERIALS ON THE PROPOSED PAVEMENTS 100 YEAR OVERFLOW EXISTING IMPERVIOUS AREA = 89,848 S.F. PARKING REQUIREMENTS PROPOSED IMPERVIOUS AREA = 99,781 S.F. USE REQUIREMENT TOTAL N I N G SERVIC GOLF CLUB 4/HOLE + 1/EMP. MAX SHIFT 72 SPACES FOR 18 HOLES ER E Date Revision By 18 HOLES, 10 EMPLOYEES 10 SPACES FOR 10 EMPLOYEES E S 2-7-17 RESUBMIT FOR REVISIONS KRL V I L E NG I N 82 TOTAL FOR GOLF CLUB 2-8-17 RESUBMIT FOR REVISIONS KRL RESTAURANT/BAR/BANQUET 1/3 SEATS + 1 EMPLOYEE MAX SHIFT 75 SPACES FOR 225 SEATS 3-3-17 ADD DETAILS JAB ASSUME 225 SEATS AND 23 23 SPACES FOR 23 EMPLOYEES EMPLOYEES 98 SPACES / 2 49 TOTAL SPACES FOR RESTAURANT CI Kishwaukee Country Club INC. TOTAL SPACES REQUIRED 131 SPACES Preliminary Building Layout TOTAL SPACES PROVIDED 134 SPACES 0 15' 30' 60' 700 WEST LOCUST ST., BELVIDERE, IL 61008 CHECKED BY: KCB DRAWN BY: KRL (815)-547-8435 FAX:(815)-544-0421 DATE: 2/8/17 DATE: 2/8/17 Sheet ILLINOIS DESIGN FIRM NO. 184-001260 G:\FILES\DEKALB COUNTY\DEKALB\4227 Kishwaukee Country Club\CURRENT PROJECT\4227 BASE.dwg 1 of 1 G:\FILES\DEKALB COUNTY\DEKALB\4227 Kishwaukee Country Club\CURRENT PROJECT\4227 BASE.dwg, 3/3/2017 1:19:21 PM, 1:1  870 1 87 872 EX. BUILDING TO BE REMOVED 3 1 12 87 872 7 PROP 18 OSED OOR 8,500 BUILDIN 873 G C (F.F. 8 S.F. 1,300 OVERED P 78.00 ) S.F. ORCH 874 26 E E E 3 OUTD 5 5 2 87 876 868 868 871 6 869 872 873 15 874 2 30 W 875 T C 877 88669 876 875 871 869 9 870 869 871 870 FIRE TRUCK 46.2' TOTAL LENGTH WITH A WHEEL BASE OF 22.8' ±3.5 ACRES 5 TRIBUTARY AREA N I N G SERVIC ER E Date Revision By E S 2-7-17 RESUBMIT FOR REVISIONS KRL V I L E NG I N 2-8-17 RESUBMIT FOR REVISIONS KRL 3-3-17 ADD DETAILS JAB CI Kishwaukee Country Club INC. Tributary/Pond/Fire Turning Exhibit 0 15' 30' 60' 700 WEST LOCUST ST., BELVIDERE, IL 61008 CHECKED BY: KCB DRAWN BY: KRL (815)-547-8435 FAX:(815)-544-0421 DATE: 2/8/17 DATE: 2/8/17 Sheet ILLINOIS DESIGN FIRM NO. 184-001260 G:\FILES\DEKALB COUNTY\DEKALB\4227 Kishwaukee Country Club\CURRENT PROJECT\4227 BASE.dwg 1 of 1 G:\FILES\DEKALB COUNTY\DEKALB\4227 Kishwaukee Country Club\CURRENT PROJECT\4227 BASE.dwg, 3/3/2017 1:19:24 PM, 1:1  SNTS 4" 4" HEIGHT 4 " SQU A R E S T R AI G HT ST EEL SPECIFICATIONS SHAFT: 4 " S Q U A R E , F A B R I C A T E D F R O M H I G H G R A D E S T R U C T U R A L S T E E L T U B E . S H A F T CONFORMS TO ASTM-A-501-68 SPECIFICATIONS. MEETS OR EXCEEDS MINIMUM YIELD STRENGTH OF 46,000 P.S.I. WALL THICKNESS 11 GA. (.120 WALL)OR 7 GA. (.180 WALL) AS SPECIFIED, REINFORCED HAND HOLE IS FURNISHED WITH COVER, SHAFT IS F U R N I S H E D W I T H G R O U N D L U G L O C A T E D I N S I D E P O L E O N W A L L O P P O S I T E H A N D H O L E. BASE PLATE: F A B R I C A T E D F R O M S T R U C T U R A L Q U A L I T Y H O T R O L L E D S T E E L . M E E T S O R E X C E E D S MINIMUM YIELD STRENGTH OF 36,000 P.S.I. BASE TELESCOPES AND IS CIRCUMFERENTIALLY WELDED TO POLE SHAFT. SLOTTED BOLT HOLES PROVIDE 1" FLEXIBILITY ON EITHER SIDE OF BOLT CIRCLE CENTERLINE. ANCHORAGE: ( 4 ) A N C H O R B O L T S F A B R I C A T E D F R O M H O T R O L L E D S T E E L B A R , M I N I M U M Y I E L D STRENGTH OF 50,000 P.S.I. BOLTS HAVE "L" BEND ON ONE END AND ARE THREADED ON THE OTHER END. BOLTS ARE FULLY GALVANIZED AND ARE FURNISHED WITH TWO NUTS AND TWO WASHERS. BASE COVER: F A B R I C A T E D F R O M H E A V Y G A U G E Q U A L I T Y C A R B O N S T E E L . T W O P I E C E C O V E R CONCEALS BASE. FINISH: P O L Y E S T E R P O W D E R C O A T . T H E M E T A L S U R F A C E I S P R E T R E A T E D B Y S A N D B L A S T PROCESS FOR MAXIMUM PAINT ADHESION. ELECTROSTATICALLY APPLIED POLYESTER POWDER TOPCOAT IS BAKED AT 400˚ TEMPERATURE FOR MAXIMUM HARDNESS AND EXTERIOR DURABILITY. U.S. ARCHITECTURAL 660 WEST AVENUE O, PALMDALE, CA. 93551 (661) 233-2000 LIGHTING FAX NO. (661) 233-2001 F1-1 www.usaltg.com REV. 5 / 02  SNTS SERIES ENGINEERING DATA 4" Maximum EPA - Square Feet Catalog Maximum 100 MPH 90 MPH 80 MPH 70 MPH HAND Number Fixt. wgt. 18" HOLE SNTS 104-11 400 16.7 20.5 26.1 33.4 SNTS 124-11 400 12.2 16.1 20.4 25.8 HEIGHT 8"- 11" DIA. SNTS 144-11 400 9.9 12.8 16.1 20.2 BOLT CIRCLE SNTS 154-11 400 8.9 11.4 14.4 17.9 SNTS 164-11 400 7.9 10.1 12.8 15.9 BOLT PROJECTION SNTS 184-11 400 6.2 8.2 10.1 13.8 SNTS 204-11 400 4.8 6.2 7.9 11.6 SNTS 204-7 450 8.8 11.3 14.0 17.4 SNTS 254-11 350 1.6 3.2 5.5 8.8 BOLT PROJECTION ABOVE GRADE SNTS 254-7 450 4.3 6.1 9.1 11.2 MINIMUM.........3¼" MAXIMUM........3¾" All above design calculations are based on sustained wind forces plus additional 1.3 wind gust (Example: Pole rated at 80 MPH withstands 104 MPH gusts) ORDERING INFORMATION MODEL POLES MOUNTING FINISH OPTIONS NO. : SNTS 204-11 PT23 1 8019-S MODEL NO. : POLES MOUNTING FINISH OPTIONS POLE WALL BOLT ANCHORAGE STANDARD DUPLEX RECEPTACLE S HEIGHT THICKNESS CIRCLE 2 3/8"X4" TENON PT23 SMOOTH FINISH BLACK DUP 104-11 10' 11 9" 3/4"X18"X3" GFI RECEPTACLE N 124-11 12' 11 9" 3/4"X18"X3" 2 7/8"X4" TENON PT27 RAL-9005-S WHITE GFI RAL-9003-S 3 WAY ADAPTER T 144-11 154-11 14' 15' 11 11 9" 9" 3/4"X18"X3" 3/4"X18"X3" OTHER TENON MT _____ GREY T3120 RAL-7004-S S 164-11 16' 11 9" 3/4"X18"X3" DRK BRONZE 184-11 18' 11 9" 3/4"X18"X3" DRILL MOUNT RAL-8019-S 204-11 20' 11 10" 3/4"X24"X3" 1............ 3-90.... GREEN RAL-6005-S 1/2'' COUPLING 204-7 20' 7 11" 3/4"X30"X3" CPLN1/2 2-180.. 4-90.... OPTION: 254-11 25' 11 11" 3/4"X24"X3" PRIME PAINT 3/4'' COUPLING 254-7 25' 7 11" 3/4"X30"X3" PP CPLN3/4 2-90........ 3-120... GALVANIZED GLV 2'' COUPLING 3-120 CPLN2 THERMOSET REQUIRES POLYESTER (SPECIFY COUPLING LOCATION) PT27 POWDER AND PDR T3120 ADAPTER SEE ACCESSORIES SECTION FOR OTHER OPTIONS. CONSULT FACTORY FOR CUSTOM COLORS U.S. ARCHITECTURAL 660 WEST AVENUE O, PALMDALE, CA. 93551 (661) 233-2000 F1-2 LIGHTING FAX NO. (661) 233-2001 www.usaltg.com March 31, 2017 Mr. Steve Irving, President Kishwaukee Country Club 1901 Sycamore Road DeKalb, IL 60115 Re: Kishwaukee Country Club – Zoning Map Amendment, Annexation and Planned Development Plans - 1901 Sycamore Road Dear Steve, We are in receipt of the zoning and annexation petition, supporting documents and plans for the proposed project at the Kishwaukee Country Club and would forward the comments below as a follow up to the letter provided to you by the City dated February 21, 2017. The comments are based upon: • Preliminary Building Layout, Sheet 1 of 1, prepared CES Inc. dated 3/3/17 • Tributary/Pond/Fire Turning Exhibit, Sheet 1 of 1, prepared CES Inc. dated 3/3/17 • Main Level Plan and Lower Level Plan dated 2/28/17 • Schematic Typical Section, Sheet A 4.0, prepared by Mark Zinni Construction, dated 3/7/17 • East Elevation Plan, Sheet A3, prepared by Mark Zinni Construction, dated 3/6/17 • Course Side Elevation Plan, prepared by Mark Zinni Construction • Landscape Details, 2 sheets, prepared by Steve Irving dated 3/7/17 • US Architectural Lighting Details, 4 sheets. • Wall Sign Elevation Detail dated 3/27/17 1) Since two-way traffic will be maintained with the new layout, consideration should be given for directional signage as you come into the site indicating areas to the parking lot and the clubhouse. 2) Pedestrian paths from the parking lot to the clubhouse should be considered. With the new clubhouse further away from the parking lot, safe pedestrian movements to the clubhouse will be needed. It appears the only areas to walk would be along the drive. 3) Provide a typical parking space and drive aisle detail with dimensions. Minimum size per the UDO is 9’ x 19’ for parking spaces and 24‘ for the drive-aisle. 4) The Parking Requirements table on Sheet 1 of 1 indicates 225 seats and 23 employees. The Main Level Floor Plan detail indicates about 135 seats. Please verify the number of seats proposed and employees and modify the table as needed. 5) The Landscape Plan indicates a 10’ high SNTS-254-11-2 single head light fixture, however the detail provided notes this model has a pole height of 25 feet. Please clarify. 6) Please add the light fixture detail to the Landscape Plan Sheet, with the height noted. This will make it easier for approval of the plans. 7) The UDO has lighting standards that contain a minimum average foot candle level of 1.5 and a maximum level of 2 for residential zoning districts (Article 10.05 of the UDO). A Photometric Plan was not provided, however we would accept a note on the plan indicating the lighting will meet the requirements of Article 10.05 of the UDO. 8) A detail should be provided on the Landscape Plan indicating how the existing trees proposed to be preserved will be protected. Fencing should extend to the drip line. 9) Please provide the square footage of the wall signs (KCC logo and Duffer’s) proposed for the clubhouse. The square footage includes the entire area within a single continuous rectilinear perimeter of the lettering and any background (UDO Article 13.02.02). 10) The submitted “Plat and Certificate of Survey” should be re-named to “Plat of Annexation”. 11) The following comments require resolution prior to recommendation for preliminary approval of the plans. a) Define the stormwater basin control structure size, location and type. Due to the small diameter orifice anticipated a manhole structure above the HWL with debris control is required. b) The stormwater basin side slopes adjacent to uncurbed parking appears to be 1:1 or steeper. It is preferred if slopes are 3:1 or less to accommodate maintenance. If a wall is anticipated, consider a curb adjacent to parking. 12) The following comments will need to be addressed when preparing final engineering plans in addition to prior comments. Page |2  a) Identify the pond outlet pipe route though the site and overflow weir location, type and elevation. b) Provide calculations supporting storm sewer pipe sizing. c) Include a tributary areas exhibit that provides enough topography to clearly define the tributary area and adjacent “off-site” topography. d) If a basement is proposed for the building we continue to recommend positive pitch from the building to the pond from the trench drain and to consider an emergency sump pit should the basin reach HWL. Please revise the plans and provide six full size copies back to the City with an electronic version and a response letter on how the comments were addressed. If you have any questions regarding these comments, please do not hesitate to contact me. Sincerely, Dan Olson Principal Planner cc: Jo Ellen Charlton, Community Development Director Greg Chismark, Acting City Engineer Page |3