Planning & Zoning Commission

DeKalb Municipal Building Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission December 19, 2018 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. October 17, 2018 and November 7, 2018 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – Petition by DeKalb County, represented by John Heimbach of Larson and Darby Group, for approval of amendments to Ordinances 98-37 and 98-38 to allow for additions and renovations to the DeKalb County Rehab and Nursing Center (2600 North Annie Glidden Road). 2. Public Hearing – Petition by B33 Northland Plaza, LLC for approval of amendments to Ordinances 02-45 and 02-46 to modify the permitted and special uses and sign regulations and to approve a Plat of Resubdivision for the property generally located at the northeast quadrant of Sycamore Road and Barber Greene Road, commonly known as the Northland Plaza Shopping Center. 3. Public Hearing – Petition by Miguel Mendoza and A&D Property Management, LLC for approval of a special use permit for a vehicle service facility (1806 Sycamore Road). F. REPORTS G. ADJOURNMENT Planning and Zoning Commission October 17, 2018 Page 1 of 15 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION October 17, 2018 The Planning and Zoning Commission held a Meeting on October 17, 2018 at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Christina Doe called the meeting order at 6:03 PM. A. ROLL CALL Recording Secretary, Christine Wang, called the roll. Planning and Zoning Commission members present were Chair Christina Doe, Katharina Barbe, Vicki Buckley, and David Castro. Commissioners Jerry Wright and Max Maxwell were absent. City staff present were Principal Planner, Dan Olson, Community Development Director, Jo Ellen Charlton, City Attorney, Dean Frieders, and Recording Secretary, Christine Wang. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Christina Doe requested a motion to approve the October 17, 2018 agenda as presented. Ms. Barbe motioned to approve the agenda as presented. Ms. Buckley seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES September 19, 2018 – Ms. Buckley motioned to approve the minutes, Ms. Barbe seconded the motion, and the motion was approved by unanimous voice vote D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS 1. Public Hearing – Amendment to the City of DeKalb 2005 Comprehensive Plan to approve a sub-area plan for the neighborhoods located in the northwest corner of the City along both sides of Annie Glidden Road – Annie Glidden North (AGN) Revitalization Plan. Community Development Director Jo Ellen Charlton provided an overview of the Annie Glidden North (AGN) Revitalization Plan and the identified needs for the community. Ms. Charlton noted that the task force identified by the Planning and Zoning Commission October 17, 2018 Page 2 of 15 Mayor and City Council and the consultant hired by the City, Camiros, had numerous meetings with members of the community. She mentioned the feedback taken was used to formulate the plan as presented. Ms. Charlton noted that there were forty-five total projects, broken into four categories of Transportation, Infrastructure, and Open Space; Community Services; Neighborhood Safety and Security; and Housing and Commercial Development. Ms. Charlton stated that the need for a public hearing on the Plan by the Planning and Zoning Commission is required because it is considered a sub-area plan and would be adopted as an amendment to the City’s 2005 Comprehensive Plan. Ms. Charlton also stated that if the Plan is adopted, only the parts of 2005 Comprehensive Plan that are in conflict to specific elements of the AGN Plan would be amended. Ms. Charlton noted that there were ten key projects identified by the task force that were most important to the AGN area. Ms. Charlton noted that these recommendations were establishing a food and education center; the creation of a Community Development Corporation (CDC); safety improvements; local transportation improvements; the creation of a Community Center Program; access to health care; creation of a Hillcrest/Blackhawk Focus Area; physical improvements to the Greek Row Area; creation of a Lucinda Focus Area; and a redesign of Welsh Park. Ms. Charlton said that the public comment period is open until October 19, 2018 and the public comment meeting held at University Village on October 10, 2018 was well attended. Ms. Charlton stated that the attendees at the meeting noted the Safe Streets Initiative has had an impact on crime in the nearby area. Ms. Charlton also noted she attended the Northern Illinois University Student Association Senate and they expressed their concerns about safety and continued integration of students in the planning and implementation process. Ms. Charlton stated that both groups were concerned that this plan may be used as a tool for gentrification. Ms. Charlton stated that any public comments regarding the AGN plan will be collected and given to City Council to consider. Chair Doe opened to public comment. Herb Rubin of 131 E. Alden Place said that he chaired the AGN Task Force and there was great community discussion and feedback. He also stated that the plan is to be utilized as a list of projects that would be helpful for the neighborhood and if a project receives funding, that project will move forward. Mr. Rubin said that what happens in the AGN neighborhood reflects the reputation of the community and of the university, and that while the focus is on AGN, the improvement of this specific community will benefit the entire City. Planning and Zoning Commission October 17, 2018 Page 3 of 15 Bessie Chronopoulos of 423 Gayle Ave stated that this project is ambitious, and echoed Mr. Rubin’s comments that the improvement of AGN will help the entire community. Ms. Chronopoulos stated that another look should be taken at the 2005 Comprehensive Plan and the UDO and that these should be tweaked to prevent any adverse effects. David Hedin of 1151 Fox Hollow said that the problems in the AGN neighborhood are not restricted to the lowering of NIU’s enrollment. He stated that he was not asked for input and his neighbors were not contacted regarding the plan. Mr. Hedin stated that it was important to not only ask the residents of AGN for input, but also the people who live adjacent to the neighborhood. Commissioner Castro said that in previous discussions he highlighted the need to look at the Comprehensive Plan. He stated he is a member of the AGN Tas Force and noted that 25% of the population of DeKalb lives in the AGN corridor study area. He said that this Plan not only impacts the AGN community, but also the entire City. He stated that though the AGN Plan is not perfect, it is good document and he is in support of approval. Commissioner Barbe said that the Plan was well written and commented that the use of similar communities helped to provide context for laypersons. Chair Doe stated that the Plan was well-written and well-constructed and easy for a layperson to understand. She said the Plan is a good start and thanked everyone who participated in the AGN Task Force and in the City for their work in the creation of the Plan. Chair Doe gave one more opportunity for the public to speak. There was none, and the public hearing was closed. Chair Doe asked if the Commissioners had any more questions or comments. There was none. Mr. Castro made a motion to recommend to the City Council approval of an amendment to the City of DeKalb 2005 Comprehensive Plan to approve the Annie Glidden North (AGN) Revitalization Plan dated October 2018. Seconded by Ms. Buckley. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Castro – yes, Chair Doe – yes. Motion passes 4-0-2. Mr. Maxwell and Mr. Wright were absent. 2. Public Hearing – Petition by the City of DeKalb for text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to amend Article 5.14 “RC-1” Residential Conservation District of the UDO to establish a procedure and criteria for allowing single family attached dwellings having a Planning and Zoning Commission October 17, 2018 Page 4 of 15 common wall along a lot line be permitted with the approval of a special use permit. Principal Planner Dan Olson went through the staff report dated October 12, 2018 and stated the reason for the text amendment is to establish a procedure and criteria in the “RC-1” Residential Conservation District to allow single family attached dwellings having a common wall along a lot line be permitted with the approval of a special use permit. He stated this procedure currently exists in the Two-Family Residential District and the Multiple Family Residential District. Mr. Olson stated that when the RC-1 District was created in 2007, this procedure was possibly overlooked. The proposed amendments set forth certain criteria for qualifying properties if a special use permit were to be submitted. Chair Doe opened to public comment. There was none. Ms. Buckley asked if a duplex is considered as a single-family dwelling. Mr. Olson responded that there were two dwelling units in a duplex. Mr. Castro asked for clarification on the extent of the areas in the City zoned RC-1. Mr. Olson responded that there are two areas of the City that are currently zoned as RC-1, including to the north and south of the downtown. Mr. Castro asked what properties around the RC-1 district may be affected by this text amendment. Mr. Olson stated that are some duplexes in the RC-1 district that would qualify for this type of procedure, and other districts (TFR and MFR) already have this procedure. Mr. Castro asked what can be done to ensure that this procedure works for everyone. Mr. Olson responded that this is a special use permit and that there are extensive criteria that need to be adhered to. Chair Doe asked for clarification regarding a statement in the proposed amendment that an “Owners Association shall be created.” Mr. Olson responded that the two separate owners of the duplex would have to create an Owner’s Association that would cover how things are maintained in terms of the common wall and other provisions. Chair Doe asked who would monitor that. Mr. Olson stated that the document would have to be reviewed by the City and recorded, however it would be a private agreement between the two parties. Chair Doe gave one more opportunity for the public to speak. There was none, and the public hearing was closed. Chair Doe asked for further questions/comments by Commissioners. There were none. Ms. Barbe motioned based upon the submitted petition and testimony presented to recommend to City Council approval of text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to Amend Article 5.14 “RC-1” Residential Conservation District of the UDO to Planning and Zoning Commission October 17, 2018 Page 5 of 15 establish a procedure and criteria for allowing single family attached dwellings having a common wall along a lot line be permitted with the approval of a special use permit as indicated on Exhibit A of the staff report. Seconded by Mr. Castro. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Castro – yes, Chair Doe – yes. Motion passes 4-0-2. Mr. Maxwell and Mr. Wright were absent. 3. Public Hearing – Petition by Fant Family, LLC, represented by Gary Lothson, for a special use permit to allow the resubdivision of a “RC-1” Residential Conservation 1 zoned lot into two single-family attached lots located at 801- 803 S. 2nd St; Final Plat of Fant’s First Division. Gary Lothson of 17852 S. First St said that the Fant’s, who own a two-family duplex lot on the subject site would like to divide the lot into two single-family- attached zero-lot-line lots. Mr. Olson went over the staff report dated October 12, 2018 and stated the proposed special use complies with all provisions of the application regulations off the RC-1 District. He added the proposed resubdivision would create two lots that will meet the 25-foot minimum lot width and the 3,500 square-foot minimum lot size requirements of the RC-1 District. Mr. Olson stated that the proposed special use is compatible with the residential uses found in the surrounding neighborhood and will not dominate the immediate area. Mr. Olson noted a nearby resident, Alberta Berkes of 726 S 2nd Street, contacted the City and indicated her support for the proposal. He noted the owner also obtained several signatures from neighbors indicating their support of the request and they are provided in the Commissioner’s packet. Chair Doe gave one more opportunity for the public to speak. There was none, and the public hearing was closed. Chair Doe asked if the Commissioners had any more questions or comments. Mr. Castro asked for clarification regarding the reference to the City Attorney’s “review” in item 1 in Exhibit A. It was noted the language should be to “approve” instead of “review”. Mr. Castro made a motion to recommend to the City Council approval of a special use permit to allow the resubdivision of a “RC-1” Residential Conservation District zoned lot into two single-family attached lots in accordance with Article 5.14.07 of the Unified Development Ordinance for the property located at 801-803 S. 2nd St. and approval of the Final Plat of Fant’s Second Division dated June 12, 2018 subject to the conditions as indicated on Exhibit A of the staff report. Seconded by Ms. Barbe. Planning and Zoning Commission October 17, 2018 Page 6 of 15 A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Castro – yes, Chair Doe – yes. Motion passes 4-0-2. Mr. Maxwell and Mr. Wright were absent. 4. Public Hearing – Petition by Fant Family, LLC, represented by Gary Lothson, for a special use permit to allow the resubdivision of a “TFR” Two-Family Residential zoned lot into two single-family attached lots located at 722-724 Grove St.; Final Plat of Fant’s Second Division. Gary Lothson of 17852 S. First St said that the Fant’s, who own a two-family duplex lot on the subject site would like to divide the lot into two single-family- attached zero-lot-line lots in order to allow the individual sale of each unit. Mr. Olson went over the staff report dated October 12, 2018 and stated the subject property is zoned “TFR” Two-Family and the proposed special use complies with all provisions of the application regulations off the TFR District. He added the proposed resubdivision would create two lots that will meet the 25-foot minimum lot width and the 3,500 square-foot minimum lot size requirements of the TFR District. Mr. Olson stated that the proposed use is compatible with the residential uses found in the surrounding neighborhood and not dominate the immediate area. He noted citizen response forms from Mark Wilson of 730 Grove St. and Joseph and Dora Casurella of 716 Grove St. were received and both indicated their support of the request. Mr. Olson noted the owner also obtained several signatures from neighbors indicating their support of the request and they are provided in the Commissioner’s packet. Mr. Castro asked if this property was a corner lot. Mr. Olson responded that it was not. Chair Doe gave one more opportunity for the public to speak. There was none, and the public hearing was closed. Ms. Buckley made a motion to recommend to the City Council approval of a special permit to allow the resubdivision of a “TFR” Two-Family Residential zoned lot into two single-family attached lots in accordance with Article 5.03.06 of the Unified Development Ordinance for the property located at 722-724 Grove St. and approval of the Final Plat of Fant’s First Division dated June 6, 2018 subject to the conditions as indicated on Exhibit A of the staff report. Seconded by Ms. Barbe. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Castro – yes, Chair Doe – yes. Motion passes 4-0-2. Mr. Maxwell and Mr. Wright were absent. Planning and Zoning Commission October 17, 2018 Page 7 of 15 5. Public Hearing – Petition by Pete Occhipinti, represented by Mark Johnson, and West Suburban Bank, as Trustee under Trust no. 12128, owner, for approval of a special use permit for residential apartments over a ground floor commercial use in the “LC” Light Commercial District for property located at 1015 Blackhawk Road. Mark Johnson, law office located at 321 W. State St., #1200 in Rockford, IL, stated that he was representing the property owners, Pete Occhipinti. He summarized that the request for a special use for 22 dwelling units to be approved over existing commercial and commented that the staff report (dated October 12, 2018) outlining all the issues were received a few days ago. Mr. Johnson stated that he believes, based on the application, that his applicant was only required to provide schematic plans. He stated that he had requested pre-application meetings with the City and had been denied an opportunity to meet. Mr. Johnson indicated he had been granted a meeting, but that the meeting was pointless because the City had no questions for them. He stated that he asked to have another meeting leading up to the Planning and Zoning Commission meeting so that he could discuss what comments that might be on the plans but instead only received the comments five days before the meeting. Mr. Johnson requested that the Commission continue the hearing to another date so that the architect would have an opportunity to address the comments in the staff report. Mr. Johnson also noted that some of the comments were silly, specifically noting that the comment about the lack of a fence detail on the plans was a minor issue and could be easily amended on the plans. Mr. Johnson reiterated his request that the Commission continue the hearing. City Attorney Dean Frieders stated that the City received a very similar plan that was reviewed by the Commission in 2016, which included the same, similar, or identical deficiencies as the current plan. He indicated this shows a lack of intent by the applicant to address deficiencies in the current plan. Mr. Frieders mentioned that the applicant did request a meeting in June 2018, which the City Attorney, Community Development Director, Principal Planner, and Economic Development Planner made available and attended. The meeting was also attended by the applicant, his attorney, realtor, and architect. Mr. Frieders said at the meeting, the applicant was given an opportunity to present the project, and that City staff asked questions about the plans, including the ability of the structure to support additional floors of development above a faulty first floor. The applicant and his architect disagreed on the level of modification to the building that would be necessary to support the residential portion on the upper level. Mr. Frieders stated that the City did not persist with questions after that disagreement. Mr. Frieders stated that the accusation that numerous requests for meetings had been rejected is incorrect, as in addition to the earlier meeting. He stated he received an e-mail requesting a meeting on October 2, 2018. From Mr. Planning and Zoning Commission October 17, 2018 Page 8 of 15 Johnson. Mr. Frieders added that he responded in less than two hours asking what Mr. Johnson and Mr. Occhipinti would like to meet about and when. Mr. Frieders stated that there was no response from Mr. Johnson until Friday (October 12, 2018), when an intent to request to continue was stated. Mr. Frieders noted that the requirements for a special use are clearly outlined in the UDO and it is the applicant’s responsibility to provide documentation that shows the project meets the minimum requirements. He stated that it is not the responsibility of City staff to correct plans for an applicant or to go through the UDO to advise how the plans would need to be updated. Mr. Frieders advised that the Commission has the ability to consider granting a continuation and noted that although this case was based on its own merits, the Commission made findings on a very similar proposal in the past, and that many of the same deficiencies exist in the current plan. Mr. Frieders recommended that the Commission should not grant the continuation and noted that the petitioner clearly stated in the application that there were no variations needed. Community Development Director Jo Ellen Charlton went through the staff report dated October 12, 208 and stated that the subject property has suffered a partial roof collapse on the south end of the building and has been vacant for several years. She added that the City has requested documentation regarding the load-bearing capacity of the structure and has not yet been provided with that documentation. Ms. Charlton noted that the building is non-conforming in several respects including the northwestern corner of the building, which is not greater than 30 feet from the adjacent residential zoned property. Additionally, the eastern setback is not greater than 40 feet from Blackhawk Road as required by the UDO. Ms. Charlton noted that while the UDO does allow for expansion of buildings, however it must still conform to the requirements of the UDO and must not expand any dimensional nonconformity. Ms. Charlton stated that the building setback is measured to a part of the building that is west of the portico in the plans submitted, but the setback should instead be measured to the face of the portico. She said that the actual building footprint, layout, and related plans clearly show that the second and third floors extend over the portico and into the required setback area and therefore violates the UDO. Ms. Charlton also stated that when a lot abuts a residential district, a 30-foot minimum setback is required, and the existing building setback in that area are as little as 11.9 feet according to the applicant’s plat. She noted that regarding maximum site coverage, the information was not provided and therefore staff cannot determine compliance. Ms. Charlton said that the south elevation building height shows 45 feet and 4 inches, which exceeds the 45-foot maximum building height in the UDO. Ms. Charlton stated that according to the UDO, the “LC” Light Commercial District conditions state that a principal building may not exceed 25,000 square feet in gross floor area and that the plans submitted contain Planning and Zoning Commission October 17, 2018 Page 9 of 15 almost double that amount. She noted that no variations were requested by the applicant and the landscape plan was insufficient to meet provisions of the code and that the screening requirement for commercial next to residential was not met. Ms. Charlton noted that the screening requirement regarding rooftop mechanicals and garbage dumpsters was also not met as details were not provided to show compliance. Ms. Charlton explained to the Commission that the parking was not in compliance as the plan does not reflect pavement setbacks and therefore it is not possible for staff to determine where adequate parking can be provided in accordance with the UDO regulations. She mentioned the parking setback along Hillcrest Dr. is not a minimum of 10 feet in accordance with the UDO and a 30-foot minimum buffer between the parking lot and the west property line is not shown. Ms. Charlton also stated the proposed parking lot is smaller than the minimum requirements in the UDO. She added that no loading spaces are shown on the plan which is needed for a grocery store or light commercial use, and therefore not possible to determine compliance. Ms. Charlton noted that the compact vehicle space requirement is met, but the setback does not meet the UDO requirement and therefore staff cannot adequately determine if there is compliance. She noted that the submitted photometric plan shows a different parking layout, and the light standards are shown in locations that would interfere with proposed drive aisle and parking spaces. Ms. Charlton also said that the frontage does not meet the UDO requirements for landscaping adjacent to Blackhawk Rd. and Hillcrest Dr. She stated the landscaping shown for the interior parking lot areas are not in compliance with the UDO. Additionally, the central north/south island and some of the end islands in the existing plan are not a minimum of nine feet as required and therefore not compliant. Ms. Charlton noted that the parking layout was not compliant as additional aisle width and turning radii are required for emergency vehicles. She also mentioned the plan provides only one way for south and west bound traffic movements around the east and south sides of the building. She said that this would be difficult for emergency vehicles entering the site and maneuvering. Ms. Charlton stated that other details were not provided for staff to determine compliance for requirements such as bicycle parking and shopping cart corrals. Additionally, she noted that with the non-compliant parking lot design staff cannot determine if minimum parking requirements are being met. She also stated that according to the UDO, non-conforming buildings may be maintained but cannot be expanded unless the expansion conforms to the UDO requirements. She added as the second and third floor addition extend up at the same non-conforming setbacks on the east and west sides of the building, the plan does not comply with the UDO. She said that the City’s Chief Building Official reviewed the plans and some of the variations to the Planning and Zoning Commission October 17, 2018 Page 10 of 15 code included providing no lobby or other means for accessing the other retail uses designated in what was previously the theater areas, a lack of corridors and bathrooms, and that there was no elevator shown. Ms. Charlton stated in the examination of the special use standards the proposal does not comply with all the provisions of the applicable district regulations. She said that as the application stands, it does not meet the UDO requirements. She also noted that it cannot be determined if the proposed special use will not have a detrimental effect to the value of other properties and pointed out that the existing building has suffered long-term neglect and a roof collapse. Ms. Charlton noted that the proposed use of materials is not consistent with the building and character of the surrounding area, and the location and size of the special use is not compatible with the neighborhood. She also stated that the proposed special use is non-conforming in relation to setbacks to the adjacent residential property. She continued by noting the special use standard regarding adequate utility, drainage, and other such necessary facilities was not met as the plan did not provide these details nor did the applicant verify any of them. She mentioned the proposed plan does not prove the project can be constructed in accordance to the setback and parking requirements of the UDO. Ms. Charlton stated that the staff was not provided professionally prepared signed and sealed reports to verify the safety and security of the building and again noted the extended vacancy and lack of maintenance of the building. Ms. Charlton went over the history of the property and noted that the City had passed a text amendment in 2013 to “LC” District to require dwelling units over the ground level to be a special use. The applicant had filed a lawsuit against the City regarding the text amendments claiming they were not property notified of the change, however the lawsuit was dismissed based on the applicant’s failure to satisfy administrative remedies. She said that in 2017, the applicant filed a second lawsuit and alleged that he did not receive procedural due process regarding his property. Ms. Charlton said that it was dismissed in Circuit Court and that the Court had ruled the applicant had received full due process. The appellate court affirmed the Circuit Court ruling and the LC zoning of the property was properly entered. Ms. Charlton noted that a third lawsuit against the City is currently pending and that the applicant alleges that the City bears responsibility for damage to the structure that accrued while the roof collapse was open, but she also noted that this was not related to the zoning of the property. Ms. Charlton stated that City staff’s time and money were used to process this application and recommended that “be denied” should be added to the end of the sample motion provided in the staff report. Chair Doe opened the hearing to public comment. There was none. Public comment – none Planning and Zoning Commission October 17, 2018 Page 11 of 15 Ms. Barbe noted that this property was mentioned in the Annie Glidden North Revitalization Plan and agreed that the property is blighted and is disappointed that the owner did not take advantage of the opportunity to redevelop the site. She questioned whether the applicant could submit another application that met the criteria. Ms. Charlton explained the UDO does not have a waiting period for submittal of new applications if denied. Ms. Buckley stated that she wants the community to be business-friendly but was disappointed by the plan at this point and that the applicant had not provided everything that was needed. She said that she would love to see something happen on this property but understood that this was not possible if all the information was not provided. Mr. Castro noted that there was a discrepancy between Mr. Johnson’s testimony about requesting meetings multiple times and the City Attorney’s response. Mr. Frieders reiterated that he responded to Mr. Johnson’s request to meet on October 2nd within two hours but did not hear back from Mr. Johnson until this past Friday (October 12th). Mr. Frieders also noted that the two of them had talked about this property as part of the currently ongoing court proceedings, and that because of those meetings, there was no ongoing request to meet. Mr. Castro further questioned whether it was fair to deny a continuation of the hearing. Mr. Frieders responded further by noting that as a part of the Principal Planner’s ongoing requests to get better documentation, the applicant informed the City that he was not going to provide additional documentation. For example, in response to providing a document showing the location and condition of public utilities, the applicant provided an aerial printout from the City’s GIS site. He added that when the City requested more detailed documentation or verification, the applicant stated he was not going to submit further documents. Mr. Frieders also noted the City questioned whether the applicant wanted to apply for any variations and was told that the he was not seeking any variations, even though the plans were similar to the plans submitted two years ago and those plans had included variations. Chair Doe asked for clarification regarding the phrase “no relief” in the staff report. Ms. Charlton stated that the applicant did not request any variances and that a special use with variances is sometimes referred to as “relief”. Mr. Frieders also stated that applications are submitted under the assumption of compliance with the UDO. Mr. Johnson responded that when he requested the meeting on October 2nd, he had not received any feedback at that time and did not know whether plans were satisfactory or not. He stated that had he known the concerns as outlined in the staff report, they could have worked with the architect to remove the portico, increase setbacks and do other things to address the concerns raised. Mr. Johnson said that his client wants to see something happen on this property and wants to invest and build a nice project. He Planning and Zoning Commission October 17, 2018 Page 12 of 15 noted that the recommendations of the AGN Plan showed a proposal that was denser than his client’s proposal. He commented that no one has ever approached his client about any planning efforts and reiterated his request that the matter be continued so plans can be revised and resubmitted. Ms. Buckley asked whether it is incumbent on an applicant to go through the UDO to identify compliance. Mr. Frieders responded that where staff has an applicant who submits a petition and plan, this is the procedure that is followed. He noted that in this case, the applicant was clear that he was submitting for a special use, and did not request any variations, despite the plans being similar to the previous plans submitted which included several variations. He commented that a better approach, given the complexity of the project, would be to request planned development zoning. Mr. Frieders and Ms. Charlton noted that given the unwillingness of the owner to even provide structural details on the stability of the roof and a special use application that indicated no variations, staff went forward with what was submitted. Ms. Buckley asked what the disadvantage would be to not granting a continuance. Mr. Frieders responded that even if an effort was made to revise the plans, there would still be multiple variations that could not be addressed. He added that any plans that would come back would likely be more than what a special use permit could authorize. Mr. Frieders stated that a new plan would likely require a new application, revised plans, and a new public hearing. Chair Doe questioned what would happen if the Commission recommended denial, but the City Council wanted to recommend approval. Mr. Frieders stated that the Council could direct the petition back to the Commission or the Council could make their own conditions of approval. He further commented that if the Council wanted to approve the project, the applicant would need to provide or request amending the findings of fact that would consistent with an approval. Ms. Buckley asked for clarification regarding the procedure for resubmission. Mr. Frieders indicated that it would likely come as a petition for rezoning. Mr. Castro indicated that he would recommend denial of the petition. Chair Doe gave one more opportunity for the public to speak. There was none, and the public hearing was closed. Ms. Barbe asked if the denial of this petition would mean that this issue is closed. Ms. Charlton responded that the applicant can choose to work with the staff to re-file the application and a redo of the process. Chair Doe stated that this property needs something to happen but that procedures need to be followed. She stated that the property was a good place when it was occupied but is vacant now and needs to be redeveloped correctly and that safety is the primary concern. Ms. Buckley stated that if this petition is denied and if the Council denies this petition, she encourages the applicant to resubmit and complete all required documentation. Mr. Occhipinti indicated he believed the Planning and Zoning Commission October 17, 2018 Page 13 of 15 petition was complete. Chair Doe reiterated that she needs safety assured and that she does not want to endanger the public or the owner. She further encouraged the owner to submit a proper application that takes everything into consideration. Chair Doe stated that the Commission cannot in good conscience approve an application does not have complete documentation. Mr. Castro made a motion based on the submitted petition, staff report, and testimony presented that the Planning and Zoning Commission adopt the findings for special uses enumerated in the October 12, 2018 staff report to the DeKalb Planning and Zoning Commission regarding the Special Use Permit for 1015 Blackhawk Road and recommend to the DeKalb City Council that the requested special use permit be denied. Seconded by Ms. Buckley A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Castro – yes, Chair Doe – yes. Motion passes 4-0-2. Mr. Maxwell and Mr. Wright were absent. 6. Item for Public Discussion – Petition by MCJ Investments-Green Circuit for approval of a special use permit for a solar garden proposed to be located in unincorporated DeKalb County and within the City of DeKalb’s 1 ½ mile planning jurisdiction for the site located along the south side of Twombly Road, approximately 1,300 feet west of Annie Glidden Road with an address of 1400 Twombly Road (Suburban Apartments) Brett Robinson with Green Circuit stated that he worked with the City on the deficiencies in their plan and noted that it was not unreasonable and that the City was easy to work with. He stated that this was a nice project that would fit into the AGN plan and is within the purview of the City. Ms. Charlton went through the staff report dated October 12, 2018 and stated staff recommends support for the project subject to the conditions listed in the report. She said that Mr. Robinson indicated agreement with the conditions that the City is recommending, including a re-platting of the site per the City’s request. Ms. Charlton stated that while the location of the existing storm sewer is not provided, the applicant agreed to grant an easement if it does not fall within the 80 feet right of way to be dedicated along the west property line. She also noted that if the existing drainage easement exists, it may be necessary to extend the easement to the far south property line if it falls outside the 80 feet right-of-way to be dedicated. Regarding the platting language, Ms. Charlton said that the property will remain unincorporated unless future actions by the owner or the City necessitate annexation. Ms. Charlton also stated that an agreement between the owner and the City is necessary that stipulates the owner will remain responsible for maintenance of the right-of-way and will need to provide liability until such time as the City improves the right-of-way with roadway improvements. The Planning and Zoning Commission October 17, 2018 Page 14 of 15 applicant confirmed that they would continue to maintain the property. Ms. Charlton also stated appropriate signage and a barrier will be provided at the south end of the eastern right-of-way dedication. She added that while the water and fire hydrants do not connect to city water service, the Dekalb Fire Department does provide service. She stated the Department determined that there was adequate water flow and pressure at the site. Regarding access, Ms. Charlton said that hard surface pavement instead of gravel should be used for access anywhere outside the fenced area, which the applicant has agreed to provide. Inside the fenced area, she mentioned gravel access will be provided for the low-intensity use and will include a T-Type turn around at the west end. Ms. Charlton stated that staff had asked for verification that the amount and pattern of drainage will not be altered on the site, and the applicant confirmed there would be not substantial changes due to the use of permanent plantings and maintenance of the existing drain tiles. She also said that the setback on the west side of the solar facility should be no closer to the new 80-foot right- of-way than the County’s setback requirement or 25 feet, which the applicant agreed to. Finally, Ms. Charlton stated that staff requested additional screening in two areas, which the applicant has agreed to and will augment with evergreen plantings. Mr. Castro thanked staff for working out the remaining issues with the applicant. Ms. Barbe stated that she was glad this project is coming to the City and that there is a need for more renewable energy. Chair Doe asked about potential additional landscape screening and asked where the landscaping would go. Ms. Charlton responded that it would be within 80 feet and the evergreens and would be in the 25-foot setback area. She stated the trees would be in the parkway of the 80-foot right-of-way. Chair Doe stated that this was a good opportunity to work alongside the County and appreciated the fact that the County gave additional time to the City to work out issues with the applicant. Chair Doe asked if the Commissioners had any more questions or comments. Ms. Barbe made a motion based on the applicant’s submittal and agreement to enter into a binding agreement with the City of DeKalb that the Planning and Zoning Commission recommend to the City Council that the City Council recommend to the DeKalb County Hearing Officer and County Board that the applicant’s request for a solar farm as outlined in DeKalb County Case DK 18-32 be approved, subject to the owner’s execution of an agreement with the City of DeKalb that requires conformance to the “Conditions of Approval” as outlined in Section IV “Conclusions and Recommendations” of the staff report for the Planning and Zoning Commission’s October 17, 2018 meeting. Seconded by Ms. Buckley. Planning and Zoning Commission October 17, 2018 Page 15 of 15 A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Castro – yes, Chair Doe – yes. Motion passes 4-0-2. Mr. Maxwell and Mr. Wright were absent. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be Wednesday, November 7th, and there are three public hearings scheduled. He stated that the special use permit for the digital sign for the Hillcrest Covenant Church and the rezoning for Adventure Works along Sycamore Road were passed at the October 8th City Council meeting. Mr. Olson thanked the Commission for their time and attention to the petitions tonight recognizing it was a long agenda. G. ADJOURNMENT Ms. Barbe motioned to adjourn, Ms. Buckley seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 8:33 pm. Respectfully Submitted, Christine Wang, Recording Secretary Minutes were approved by the Planning and Zoning Commission on December 5, 2018. Planning and Zoning Commission November 7, 2018 Page 1 of 9 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION November 7, 2018 The Planning and Zoning Commission held a Meeting on November 7, 2018 at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Christina Doe called the meeting order at 6:02 PM. A. ROLL CALL Recording Secretary, Christine Wang, called the roll. Planning and Zoning Commission members present were Chair Christina Doe, Katharina Barbe, Vicki Buckley, Max Maxwell, and Jerry Wright. Commissioner David Castro was absent. City staff present were Principal Planner, Dan Olson, Community Development Director, Jo Ellen Charlton, and Recording Secretary, Christine Wang B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Christina Doe requested a motion to approve the November 7, 2018 agenda as presented. Ms. Barbe motioned to approve the agenda as presented. Ms. Buckley seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES October 3, 2018 – Ms. Buckley motioned to approve the minutes, Mr. Maxwell seconded the motion, and the motion was approved by unanimous voice vote D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS 1. Public Hearing – Petition by Cornerstone DeKalb LLC, represented by John Pappas, for approval of amendments to Ordinance 2017-011 to add additional service facilities to the list of permitted commercial uses in Article II.C of the Ordinance up to 2,000 square feet and also requesting the maximum square footage allowed for “Professional Service Offices” in the Ordinance to be increased from 1,000 square feet to 2,000 square feet for 106, 112, 118, and 124 E. Lincoln Highway and 122 S. 1st St. (Cornerstone DeKalb) Planning and Zoning Commission November 7, 2018 Page 2 of 9 Principal Planner Dan Olson went over the staff report dated November 2, 2018 and noted that the Planned Development Ordinance (2017-011) for Cornerstone DeKalb that was approved on February 27, 2017, which included allowing three categories of permitted commercial uses. These uses included retail uses, including minor incidental services accessory to retail uses; restaurants and retail food establishments, including bars that maintain service of food; and professional service offices with not more than 1,000 square feet of the available commercial square footage permitted to be utilized for this purpose. He stated that approving the proposed amendments would allow additional space for service uses in the building, which would help bring additional foot traffic to the area and provide services for the residents of the building. He noted that there was ample retail space available in the downtown area, so the location of service uses in the part of the ground floor would not take up space that is in high demand for retail use. Chair Doe opened the floor to public comment. There was none. Ms. Buckley asked if this proposal would change anything on the upper floor or if it was limited to the ground floor. Mr. Olson responded that it would be just the ground floor with no changes to the upper floors. Chair Doe referred to the proposed amendment to the Ordinance regarding the change from 1,000 to 2,000 square feet professional service offices and asked for clarification. Mr. Olson stated that there would be two categories of service facilities, the “professional service offices” would be more legal and medical offices and other service uses would cover uses such as beauty shops and nail salons. He also clarified the maximum square footages that would be allowed with the proposed amendments. Chair Doe gave one more opportunity for the public to speak. There was none, and the public hearing was closed. Mr. Wright asked a question regarding service facilities in Exhibit A, item 4. Mr. Olson responded that the service facilities are in addition to the professional service facilities as listed in the Planned Development Ordinance for Cornerstone. Mr. Maxwell made a motion based upon the submitted petition and testimony presented that the Planning and Zoning Commission recommend to the City Council approval an amendment to Ordinance 2017-011 to add to the list of permitted commercial uses in Article II.C of the Ordinance the following uses up to 2,000 sq. ft. of the available commercial space: “Services facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies, and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager.”; and to approve the maximum square footage allowed for “Professional Service Planning and Zoning Commission November 7, 2018 Page 3 of 9 Offices” in Article II.C of the Ordinance be increased from 1,000 sq. ft. to 2,000 sq. ft. for the subject property located at 106, 112, 118 and 124 E. Lincoln Highway and 122 S. 1st St. as outlined in Exhibit A of the staff report. Seconded by Ms. Barbe. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Maxwell – yes, Mr. Wright – yes, Chair Doe – yes. Motion passes 5-0-1. Mr. Castro was absent. 2. Public Hearing – Petition by Plaza DeKalb LLC, represented by John Pappas, for approval of amendments to Ordinance 2017-036 to add additional service facilities to the list of permitted commercial uses in Article II.C of the Ordinance up to 2,000 square feet and also requesting the maximum square footage allowed for “Professional Service Offices” in the Ordinance be increased from 1,000 square feet to 2,000 square feet for 203, 209, 223 and 229 E. Lincoln Highway (Plaza DeKalb) Principal Planner Dan Olson went over the staff report dated November 2, 2018 and noted that similar to Cornerstone, the Planned Development Ordinance (2017-036) for Plaza DeKalb that was approved on August 14, 2017 had three categories that were permitted for commercial uses. These included retail uses; grocery stores, restaurants, and retail food establishments; and professional service offices with no more than 1,000 square feet of the available commercial space. Mr. Olson noted that there was no change proposed to the upper levels of the building. He also noted that the approval of the proposed amendments will allow for some additional space for service uses in the building, and that the service uses would help bring additional foot traffic to the area and provide services for the residents of the building. Mr. Olson said that the City staff recommended approval of the proposed amendments. Chair Doe opened up to public comment. There was none. Ms. Barbe stated that the numbering of the buildings was confusing and asked for clarification. Mr. Olson responded that the addressing was done by the GIS Planning Technician with the City in consultation with the Fire Department and that it is common to leave a gap of numbers in addressing in case future tenants or apartments are added. Chair Doe gave one more opportunity for the public to speak. There was none, and the public hearing was closed. Mr. Maxwell made a motion based upon the submitted petition and testimony presented that the Planning and Zoning Commission recommend to the City Council approval an amendment to Ordinance 2017-036 to add to the list of permitted commercial uses in Article II.C of the Ordinance the following uses Planning and Zoning Commission November 7, 2018 Page 4 of 9 up to 2,000 sq. ft. of the available commercial space: “Services facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies, and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager.”; and to approve the maximum square footage allowed for “Professional Service Offices” in Article II.C of the Ordinance be increased from 1,000 sq. ft. to 2,000 sq. ft. for the subject property located at 203, 209, 223 and 229 E. Lincoln Highway as outlined in Exhibit A of the staff report. Seconded by Ms. Buckley. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Maxwell – yes, Mr. Wright – yes, Chair Doe – yes. Motion passes 5-0-1. Mr. Castro was absent. 3. Public Hearing – Petition by SV CSG South DeKalb 1 and 2 LLC for approval of a zoning map amendment from the “HI” Heavy Industrial District to the “PD-I” Planned Development – Industrial District and approval of a Planned Development Preliminary Plan for the development of two, 2 megawatt community solar gardens (North side of Gurler Rd., 500 feet east of S. 1st St.) Bill French from SunVest Solar Inc, 25 N. River Lane, Geneva, IL 60134 on behalf of James Planey, said that he is requesting a zoning map amendment from the “HI” District to the “PD-I” District, and approval of a PD preliminary plan for the development of two megawatt community solar gardens. Mr. French stated that the Illinois General Assembly passed the Future Energy Jobs Act in an effort to encourage solar energy production in the state and gave further background information about solar energy production in the state. Mr. French said that community solar projects have many benefits to the consumer and that users would contract directly with the developer. Mr. French gave more specific information on the project and stated that the subject property is currently being used as agricultural. He stated that according to the 2005 Comprehensive Plan, the subject property is designated as “Light Industrial.” Mr. French stated that the project plan is to have a 3-lot subdivision and rezone the property from existing “HI” Heavy Industrial to PD-I Planned Development – Industrial. There would be two 2 megawatt solar arrays on two parcels and a future industrial lot on the third parcel. He stated that there would be a roadway dedication along Gurler Road and South First Street with a 20-foot utility easement for future expansion along Gurler. He also added that a water main extension to the west side of the proposed access on Gurler Road will be completed. He stated that he is requesting waivers from the UDO to install a seven-foot chain-link safety fence around the perimeter of the solar facilities, a waiver for streets, sidewalks, and subdivision design, and Planning and Zoning Commission November 7, 2018 Page 5 of 9 a waiver from the requirements to install lighting. He also stated that he is requesting a waiver from landscape requirements of all perimeter yards as landscaping is being provided along Gurler Road and adjacent to the existing residence to the west of the site. Mr. French noted the existing conditions as well as the preliminary plat. He described the general project and stated that it would be located on about 26 acres of the property. Each 2 MW array would have 11-12 acres allocated and that there would be an access drive from Gurler Road into the project to reach the equipment pad just inside the fence. He stated that there would be three additional utility poles installed at the southeast part of the site for the interconnection to the existing ComEd distribution system and there would be a 60 feet buffer yard along Gurler Road. Mr. French also indicated there would be a 100-foot buffer yard to the existing residence to the west, a 7-foot chain-link fence around the perimeter of the solar panels, and landscape screening. The landscape plan contains a continuous row of ornamental trees along Gurler Road and would provide landscape screening to the residence to the west of the subject site. Mr. French also stated that there would be a native prairie pollinator seed mix around the solar arrays, which would be attractive and is low maintenance. Mr. French explained the racking system will consists of steel piling I-beams driven approximately 8-15 feet into the ground. He stated that the rows for the fixed solar installation run from east to west, and the solar panels will face south. Spacing between the rows will be 16-18 feet and installation will take about 8-12 weeks. He indicated that the ground will be seeded after construction to eliminate erosion and weeds. Regarding maintenance, Mr. French stated that panels will be maintained twice a year for inspection and cleaning. He said that 1 MW of solar power can power 200 homes. As there are no buildings or lighting on the site, as well as no moving parts, minimal sound emission, and the maximum panel heights around 9.5 feet, maintenance will be easy. Mr. French noted that operations and maintenance will be done remotely via computer connection. Mr. French stated that a property value impact study from Cohn-Reznick indicated that were no measurable adverse impacts on property values of properties adjacent to solar gardens. He also stated that the economic benefits of this project would earn an estimated additional property tax revenue of $35,854 per year for a 4 MW project, with minimum impact on the City of DeKalb services. He stated that there are no other special considerations being requested from the City. Mr. French stated that community solar garden projects provide businesses or residents an opportunity to subscribe to solar projects in different capacities. He also indicated that while the project is not completely silent, it is very quiet. Planning and Zoning Commission November 7, 2018 Page 6 of 9 Mr. Olson went over the staff report dated November 2, 2018 and noted the UDO does not have community solar garden provisions, which justifies the rezoning request to a planned development. He stated that the layout of the site with the setbacks from the center line of Gurler Road and that they are requesting an additional 50-feet from the right-of-way. Mr. Olson went over the waivers to the UDO that were being requested. Mr. Olson stated that the City is not requiring the extension of the watermain along Gurler Road or S. 1st St. at this time, but that looping the watermain along those streets would be required once the industrial portion of the site is developed. He stated that the developer agreed to secure 50% of the installation costs for a 16” watermain across the subject property’s frontage along Gurler Road with annual payments to be determined and agreed to by the City and developer prior to final City Council action. Mr. Olson said that landscaping is proposed along Gurler Road and adjacent to the residential property to the west. The electrical cables are buried throughout the project areas, but six new 40-foot-tall overhead utility poles are proposed along Gurler Road at the southeast portion of the site. Mr. Olson stated that the applicant is also seeking waivers in the UDO to fencing, lighting requirements, landscaping, and streets, sidewalks, and subdivision design. Mr. Olson noted that according to the standards of rezoning in the UDO, the proposal conforms to the Comprehensive Plan and that the applicant has indicated the site has been marketed for almost 20 years and there has been little interest by industrial users. Mr. Olson said that the proposed rezoning conforms to the intent and purpose of the UDO as re-zoning of the subject site to the PD-I District will allow the project to comply with the regulations of the UDO except for the previously mentioned waivers. Mr. Olson stated that the proposed zoning and land use are consistent and compatible with the surrounding area and Comprehensive Plan. The proposed use is a renewable energy source that will be a benefit to the City and to the area. He stated that the “PD-I” District will allow the property to be used in a manner that will be compatible with the surrounding area and consistent with the Comprehensive Plan recommendations. Mr. Olson noted that there was one citizen response form from Elisheva Beller of Oak Properties Limited Partnership. He indicated the applicant contacted Ms. Beller and answered all her questions. Chair Doe opened to public comment. Chair Doe asked if Ms. Beller if she has any further questions or comments. Ms. Beller had none. Mr. Maxwell asked where the electricity would be going back into the grid. Mr. French responded that there is an existing three-phase line that runs along the north side of Gurler Road. Mr. Wright asked about the environmental impact and if there were any history of problems or difficulties that people may run into or have seen in the past. Mr. French responded that the panels Planning and Zoning Commission November 7, 2018 Page 7 of 9 are monocrystalline panels with silicone in between the glass. All materials are inert, so it would not leach. He stated that he was not currently aware of any environmental issues that would occur on the panels beyond the property. Mr. Wright asked how long the panels have been used. Mr. French responded that these have been in place across US for the last 20 years. Mr. Wright also asked about the noise. Mr. French responded that there is a small amount of noise in the day and none at night. Chair Doe asked about any potential blockage of the road given the placement of the property and Gurler Road and the commercial vehicles going on the road, and the school (St. Mary’s) down the road. She asked if the timing of buses dropping off students or construction on the site would block the road or cause traffic issues. She also asked if Mr. French would work with the school and City to minimize impact during school times or for residents. Mr. French indicated that he would work with them to minimize impact and come up with a plan. Chair Doe stated that the construction timeframe will not be long but for the time of construction, the impact should be minimized. James Planey, who owns the parcel in question, stated that most trucks get off I-88 onto Peace Rd, and that they can be coordinated to go on S. First St to avoid the school. Ms. Buckley asked about the posts on the frames and what they are coated with to prevent rust. Mr. French stated they are galvanized steel. Mr. Maxwell asked if there would be any milkweed in the prairie seed mix to get back monarch butterflies. Mr. French indicated that there would be milkweed in the seed mix. Mr. Wright asked about the relationship between the community solar garden and ComEd. Mr. French stated that the relationship is implemented and managed by the Illinois Power Agency. The Agency procures electricity and sets rate barriers. He stated that if the applicants exceed the 333 MWs by 200%, there will be a lottery and if they are selected, they will sign a contract and apply for renewable energy credit. Chair Doe noted that this could possibly power 200 homes and asked if a large company wanted to utilize the garden, could they be eligible. Mr. French stated that they would be eligible, but only up to 40% of the output. He said that this project is to encourage small business owners and homes to use solar energy. Mr. Planey also stated that electricity in apartment buildings is also included in the target usage. Chair Doe asked to clarify that an apartment building owner that pays for the electricity of the building would be eligible, and individual tenants that pay for their electricity would be eligible to apply. Mr. French stated that this was the case. Chair Doe asked when the community would know when this becomes available. Mr. French indicated that it was an open solicitation to DeKalb and Sycamore. Chair Doe also asked about scammers on the phone and messaging from the City. Jo Ellen Charlton said that staff can put out press releases with information. Mr. Planning and Zoning Commission November 7, 2018 Page 8 of 9 Maxwell asked that if everyone in the ComEd system is eligible, and Mr. French indicated that they were. Ms. Elisheva Beller, who is the manager of Oak Properties, had a question regarding the extension of watermain down S. 1st St. next to their property (2805 S. 1st St.). She mentioned they are currently unincorporated but asked when the watermain would be extended in the future. Mr. Olson stated that the watermain would be extended once the industrial portion of the subject site is developed. Ms. Beller also asked about plans for solar panels once their useful life is up. Mr. Olson stated that they would likely have to do a resubdivision and amended plan and that it would come back up to the Commission. Chair Doe gave one more opportunity for the public to speak. There was none, and the public hearing was closed. Mr. Maxwell made a motion based upon the submitted petition and testimony presented 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 “HI’ Heavy Industrial District to the “PD-I” Planned Development – Industrial District and approval of a Planned Development Preliminary Plan for the development of two, 2 megawatt community solar gardens on lots 1 and 2 and industrial uses on lot 3, as shown on the Preliminary Plat, per the standards of the “HI” Heavy Industrial District of the UDO and approval of waivers to Article 7.06 Fences, Article 10.05 Lighting Requirements, Article 12.04 Landscape Requirements and Article 9 Streets, Sidewalks and Subdivision Design of the UDO for the subject property per the Planned Development Plans and Development Standards listed in Exhibit A and subject to all staff comments being addressed prior to final City Council action as listed in Exhibit B with the provision that coordination be made with St. Mary’s School for construction and for adding a 25 foot easement to the west side of the property as per Exhibit B, item 17. Seconded by Barbe. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Maxwell – yes, Mr. Wright – yes, Chair Doe – yes. Motion passes 5-0-1. Mr. Castro was absent. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be Wednesday, November 21st, however since it’s the day before Thanksgiving, the meeting is planned to be cancelled. He added the next meeting after that is December 5th. Mr. Olson said a new PZC member was appointed by the Council and his name is Ron Klein and he will be joining the Commission for the December 5th meeting. Mr. Olson concluded by mentioning at the last City Council meeting, the Council approved the solar farm on Twombly Road and was forwarded to the hearing officer at Dekalb County. He stated that the hearing at Planning and Zoning Commission November 7, 2018 Page 9 of 9 the County was continued to November 15th and will go to County Board after that. G. ADJOURNMENT Ms. Barbe motioned to adjourn, Ms. Buckley seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 7:17 pm. Respectfully Submitted, Christine Wang, Recording Secretary Minutes were approved by the Planning and Zoning Commission on December 5, 2018.  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT December 14, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Amendment to Ordinances 98-37 and 98-38 to allow for additions and renovations to the DeKalb County Rehab and Nursing Center (2600 N. Annie Glidden Road) I. GENERAL INFORMATION A. Purpose Amendment to Ordinances 98-37 and 98-38 to allow for additions and renovations to the DeKalb County Rehab and Nursing Center B. Location/Size 2600 N. Annie Glidden Rd/approx. acres C. Petitioner DeKalb County represented by John Heimbach of Larson and Darby Group D. Existing Zoning “PD-R” Planned Development - Residential E. Existing Land Use Nursing Home and Rehab Facility F. Proposed Land Use Nursing Home and Rehab Facility G. Surrounding Zoning and Land Use North: PD-R; agriculture South: SFR-1; fire station, church, public facilities, residential East: SFR-1; agriculture, open space West: Unincorporated and PD-R; agriculture. H. Comprehensive Plan Designation Institutional II. BACKGROUND AND ANALYSIS The applicant has submitted a petition to amend Ordinances 98-37 and 98-38 to allow for an addition and renovations to the DeKalb County Rehab and Nursing Center (DCRNC) located at 2600 N. Annie Glidden Road. Due to the changing needs in the County, the DCRNC is looking to add a new transitional care unit for dedicated inpatient rehabilitation. The current 194-bed, 83,000 sq. ft. facility provides skilled and intermediate care nursing and rehabilitative care. A 15,400 sq. ft. addition is proposed at the east end of the existing administration building and current rehabilitation areas. The new unit will provide 18 private rooms, which will supplement 13 existing renovated rooms. The DCRNC is also proposing to add a new 6,100 sq. ft. multipurpose activity center located in the center court of the existing facility that will provide more flexible activity, dining and seasonal event space. The subject site is governed by Ordinance 98-37, which was approved on March 23, 1998 and granted PD-R zoning for the site and approval of a Development Plan (attached). The Ordinance allowed for a 194-bed nursing home, the County Health Department Offices and all other ancillary and accessory uses, as well as any other uses as noted on the Plan. Ordinance 98-38 which was also approved on March 23, 1998 approved the Final Plan for the facility and also needs to be amended. Plans were distributed to staff and comments were forwarded to the applicant. Revised plans and a response letter were received this week from the applicant and are under review by staff. An updated staff report will be provided for the Planning and Zoning Commission at Wednesday’s meeting including a recommendation and sample motion. Page 2 of 3 DeKalb County Rehabilitation & Nursing Center Additions and Renovations Project Summary Opening in 2001, the DeKalb County Rehabilitation and Nursing Center (DCRNC) has served the residents of DeKalb County providing skilled and intermediate care nursing and rehabilitative care. This 194-bed, 83,000 sf facility located on Anne Glidden Road, north of DeKalb is a one-story building with a residential character inside and out. Due to changing needs within the county, the DCRNC is looking to add a new Transitional Care Unit for dedicated inpatient rehabilitation. This new 15,400 sq. ft. addition will be added east of the existing Administration Building and current Rehab areas. The unit will provide 18 new private rooms that will supplement 13 existing renovated rooms thereby adding rehabilitative services for current nursing home residents as well as county residents needing additional care before returning home from an acute care environment. In addition to the Transitional Care Unit, DCRNC is also adding a new 6,100 sq. ft. Multipurpose Activity Center located in the center court of the existing nursing home providing more flexible activity, dining and seasonal event space.  November 30, 2018 Mr. Zac Gill, P.E. City of DeKalb 1216 Market Street DeKalb, IL 60115 Subject: DeKalb County Rehab and Nursing Center 2600 N. Annie Glidden Road, DeKalb, Illinois DeKalb County (WBK Project No. 17-0144.00030) Dear Mr. Gill: WBK Engineering LLC has completed a review of the proposed project DeKalb County Rehab and Nursing Center at 2600 N. Annie Glidden Road in DeKalb, Illinois. The following material was provided to us for review: • Proposed Site Improvements of 2600 N. Annie Glidden Road – DeKalb County Rehab and Nursing Center prepared by IMEG Corp., dated September 17, 2018 and received on November 15, 2018. • Revised Drainage Report for DeKalb County Rehab and Nursing Center prepared by Missman, Inc. a division of IMEG Corp., dated August 18, 2018 and received on November 15, 2018. • Water Main Easements No 1 & 2 prepared by Missman, Inc. a division of IMEG Corp., dated August 21, 2018 and received on November 15, 2018. The following comments are offered for the petitioner’s consideration and require resolution prior to our recommendation for approval. 1. Drainage Report – We concur with the approach and the conclusions appear to be reasonable. Please address the following items to complete documentation for the report: a. In comparing the existing and proposed stormwater basin divides it appears there may be slightly more area to the south basins than reported. To clarify this aspect perhaps delineate the existing divide on the proposed tributary area exhibit in the drainage report. As a quick observation we note an area of 0.4 ac to the south basin. We would not expect the conclusion to the report to change but request the area be verified and the report revised as necessary. b. In calculating pervious and impervious areas please clarify how the area of the stormwater basins are treated. It appears maintenance of the basins over the  years has been a challenge due to wet conditions and considering a saturated soil condition for the basins would be a conservative approach. Please comment on this condition. c. Provide a statement in the report citing the impact on overflow routes and storm sewer design for the project record. 2. Sheet C1 – Add the following to the water main specifications a. Require all water main to be polywrapped. b. Specify a Type 5 laying condition per the detail on sheet C11. c. Add a note regarding the operations of valves by City staff only. d. Add a note indicating the construction of all water main subject to coordination and revisions by City staff to facilitate system operations. 3. Sheet C2 – Two existing valves are depicted on the water main near the relocated path. These are not indicated in the City GIS data. Please verify these valves are present as depicted on the plan. 4. Sheet C3 - Indicate the relocated path width. Also one cross slope appears to need adjustment (see attached). 5. Sheet C4 – a. It appears several existing manhole are to remain based on the font of the call out. Please verify and note to remain. b. Depict all existing storm sewer sizes either upstream or downstream of any proposed connection or revisions. c. Add storm sewer connecting downspouts on the east side of the proposed building and routing to the south storm sewer and stormwater basin. d. Call out all water main crossings with elevation of each utility. Specify water main quality materials as necessary to comply with separation requirements. 6. Sheet C6 – a. The procedure for constructing and testing the new water main is not defined. Replace the existing valve at the north end of the project area to the connection at the north end of the water main relocation. Extend the relocation limits to the existing valve at the south end of the project limits. Provide construction sequence notes for review. b. The fire hydrant on the south side of the building to be relocated needs to be near the curb / pavement for fire department access. It appears it is being relocated to avoid a conflict with the sanitary sewer. Relocate and lower the entire hydrant lead as necessary.  c. Depict the existing and proposed public utility easements on this plan. 7. Sheet C8 – Depict double silt fence adjacent to the wetland and conservation easement as well as the sides of the stockpile adjacent to the wetland and existing stormwater basin. 8. Water Main Easements – Provide verification of physical extent as noted on sheet C6 herein. Also include the easement provisions per the prior subdivision (see attached). Applicant’s design professionals are responsible for performing and checking all design computations, dimensions, details, and specifications in accordance with all applicable codes and regulations, and obtaining all permits necessary to complete this work. In no way does this review relieve applicant’s design professionals of their duties to comply with the law and any applicable codes and regulations, nor does it relieve the Contractors in any way from their sole responsibility for the quality and workmanship of the work and for strict compliance with the permitted plans and specifications. If you have any questions or comments, please contact us at (630) 443-7755. Sincerely, Greg Chismark, P.E. . Municipal Practice Principal WBK Engineering, LLC. CC: Dan Olson – City of DeKalb  GENERAL NOTES : NEW NURSES STATION 1. ALL DIMENSIONS FROM FACE OF STUD UNLESS OTHERWISE NOTED. DEKALB COUNTY REHAB & NURSING CENTER UP 4 2. REFER TO SHEET A2.3 FOR WALL TYPES. A1.3 NEW TOILET RMS. AND JAN. CLOSET 3. PROVIDE GLASS MAT GYPSUM BACKING BOARD AT ALL WET WALL LOCATIONS. 1 A1.1 r ABBREVIATIONS : C AR TS ACP1 - 2'x2' ACOUSTIC CEILING PANEL NYL - NYLON ALUM - ALUMINUM PL - PLASTIC LAMINATE AP - ACRYLIC PANEL PR - PAIR CC - CUBICLE CURTAIN P - PAINT CG - CORNER GUARD PVC - POLYVINYLCHLORIDE CLR - COOLER QT - QUARRY TILE CMU - CONCRETE MASONRY UNIT QTZ - QUARTZ 1 CONC - CONCRETE RD - ROOF DRAIN A1.2 CPT - CARPET RF - RESINOUS FLOORING CR - CHAIRRAIL RTU - ROOF TOP UNIT CT - CERAMIC TILE RESIL - RESILIENT BASE DS - DOWNSPOUT REM - RECESSED ENTRANCE MAT 3 ELEV - ELEVATION RB - RUBBER BASE PARKING CART A1.1 EP - EPOXY PAINT SR QT - SLIP RESISTANT QUARRY TILE EXIST - EXISTING SSM - SOLID SURFACE MATERIAL EXP - EXPOSED ST - STAIN F.E.C. FB - FACE BRICK STL - STEEL FRP - FIBERGLASS REINFORCED PANEL STN - STONE FWC - FABRIC WALL COVERING VCT - VINYL COMPOSITION TILE GALV - GALVANIZED VCT-2 - SLIP RESISTANT VINYL COMPOSITION TILE F.E.C. F.E.C. GL - GLASS VNL - VINYL GWB - GYPSUM WALLBOARD VWC - VINYL WALL COVERING HDWR - HARDWARE WD - WOOD NEW ACTIVITY HM - HOLLOW METAL WG - WALL GUARD ADDITIONS AND RENOVATIONS FOR CENTER HR - HOUR WOC - WALK-OFF CARPET INSUL - INSULATION WPS - WALL PROTECTION SYSTEM LVP - LUXURY VINYL PLANK WT - WINDOW TREATMENT MTL - METAL WVP - WOOD VINYL PLANK r ARCHITECTURAL SYMBOLS : ROOM ROOM NAME F.E.C. ROOM NUMBER 124 2 CART BUILDING SECTIONS PARKING A3.2 ELEVATION TARGET 754 6 WALL TYPE TAG (SEE A2.1) 2 WALL SECTIONS A4.1 F.E.C. K10 KEY NOTE DEKALB, ILLINOIS 3 PLAN DETAIL 101.1 NEW A5.1 OR SECTION TRANSITIONAL DETAIL DOOR / OPENING NUMBERS CARE ADDITION 101.2 ELEVATION DETAIL NEW NURSES 2 STATION A5.20 ELEVATION SHEET 5.1 COLUMN CENTER LINES WMR FIRE RATED WALL FIRE EXTINGUISHER F.E.C. FIRE EXTINGUISHER BRACKET CABINET r 253 TS C AR 222 COPYRIGHT 2018 6 All drawn and written information A5.2 appearing herein shall not be DINING duplicated, disclosed, or otherwise 16 2 used without the written consent of 251 TEMPORARY A5.2 A1.1 NEW RECEPTION ENTRY Larson & Darby Group COUNTER NEW DINING KITCHEN 251 October 3, 2018 WALKWAY CANOPY DATE NEW EXTENSION ENTRY 2 A1.3 ADDENDUM 3 ISSUED FOR: 1 A1.3 Reissued Drawing Sept. 18. 2018 PROJECT NUMBER SHEET NUMBER NEW DRIVE-IP KEYPLAN 24135 CANOPY A1.0 NORTH NORTH PROJECT 24 chairs 24 chairs 8 - 30x72 8 - 30x72 tables tables REVISED FLOOR PLAN 1 1" = 20'-0" REVISED OVERALL FLOOR PLAN DATE:  Architecture Engineering Interio Larson & Darby Grou LAYOUT PLAN LEGEND 125 N FIRST STREET PH: 815.748.5543 C3 DEKALB, IL 60115 www.imegcorp.com FORMERLY  1 A3.3 RIDGE VENT RIDGE VENT ASPHALT SHINGLES ASPHALT SHINGLES 2 A4.3 ALUM. FASCIA Btm. Chord Btm. Chord Btm. Chord 17' - 0" VINYL SIDING 17' - 0" 17' - 0" Truss Brg.-1 ALUM. FASCIA Truss Brg.-1 Truss 13'Bearing-5 - 10 1/2" Truss Bearing-5 Truss 13'Bearing-5 - 10 1/2" ALUM. FASCIA & GUTTER & GUTTER T.O. Fascia /13' - Truss0" T.O. Fascia / Truss 13' - 0" T.O. Fascia / Truss T.O. Fascia /13' - Truss0" VINYL SIDING Brg.-2 Brg.-2 BEARING Brg.-1 Brg.-2 10' - 0" 10' - 0" 10' - 0" 10' - 0" 10' - 0" 603.7 603.5 603.3 SCUPPER, 604.4 604.2 COLLECTOR BOX AND 603.6 603.4 603.2 DOWNSPOUT 604.3 604.1 602.2 607.2 EXIST. Level 1 0' - 0" CONT. SILL COURSE CLAD DOUBLE HOLLOW METAL HOLLOW METAL CLAD DOUBLE VINYL SIDING CONT. SILL COURSE DOOR AND FRAME HUNG WINDOW HUNG WINDOW DOOR & FRAME CONT. SILL COURSE FACE BRICK FACE BRICK FACE BRICK Activity Center East Elev. - 1 Activity Center North Elev. - 1 Activity Center North Elev. - 2 1 2 3 1/8" = 1'-0" 1/8" = 1'-0" 1/8" = 1'-0" - 1 --- A3.3 RIDGE VENT RIDGE VENT 2 A4.3 ASPHALT SHINGLES ASPHALT SHINGLES ALUM. FASCIA Btm. Chord Btm. Chord 17' - 0" VINYL SIDING 17' - 0" Truss Brg.-1 Truss Brg.-1 Truss Brg.-1 Truss 13'Bearing-5 - 10 1/2" 13' - 10 1/2" Truss Bearing-5 13' - 10 1/2" ALUM. FASCIA 13' - 0" T.O. Fascia / Truss T.O. Fascia / Truss 13' - 0" ALUM. FASCIA T.O. Fascia / Truss & GUTTER & GUTTER Brg.-1 Brg.-2 Brg.-1 BEARING Level 2 10' - 0" SCUPPER, 10' - 0" 10' - 0" 10'- -10" 9' COLLECTOR 605.1 605.3 BOX AND 606.7 606.5 606.3 DOWNSPOUT 605.2 605.4 606.6 606.4 606.2 602.3 607.3 EXIST. Level 1 FACE BRICK CLAD DOUBLE HOLLOW METAL HOLLOW METAL HOLLOW METAL CLAD DOUBLE 0' - 0" CONT. SILL COURSE VINYL SIDING HUNG WINDOW DOOR & FRAME DOOR AND FRAME DOOR AND FRAME HUNG WINDOW CONT. SILL COURSE CONT. SILL COURSE Activity Center South Elev. - 1 Activity Center South Elev. - 2 Activity Center West Elev. - 1 FACE BRICK 4 5 6 DEKALB COUNTY REHAB & NURSING CENTER 1/8" = 1'-0" 1/8" = 1'-0" 1/8" = 1'-0" T.O. Fascia Truss / Truss Bearing-4 Btm. Chord Btm. Chord-1 Brg.-4 T.O. Fascia / Truss17' Truss - 0" Bearing-5 T.O. Fascia Truss/17' Truss Brg.-1 - 0" 15' - 5" Brg.-213' - BEARING 13' - 10 Brg.-3 1/2" 13' - 0" Canopy Clg. 0" Level 2 8' - 7" 10' - 0" 10'- -10" 9' 10' - 0" Level 1 0' - 0" Overall East Elevation 7 1" = 20'-0" ADDITIONS AND RENOVATIONS FOR Top of Wall 27' - 1" Level 11 T.O. Btm. Chord-1 Fascia / Truss Truss 20' - 0" Btm. Chord 17' - 0" Brg.-4 T.O.Bearing-4 Fascia / Truss T.O. Fascia / Truss Truss Brg.-1 T.O. Fascia Truss /17' Truss - 0" Bearing-5 BEARING 15' - 5" Brg.-3 Brg.-1 13'Top - 10of1/2" Fascia Brg.-2 Level 2 13' - 0" 13' Canopy Clg.- 0" 10'- -10" 9' 10' - 0" 10' - 0" 10' - 0" 10' 8' -- 0" 7" Level 1 Finished Floor DEKALB, ILLINOIS 0' - 0" 0' - 0" Overall North Elevation 8 1" = 20'-0" Top of Wall 27' - 1" COPYRIGHT 2018 Level 11 All drawn and written information 20' - 0" T.O. Btm. Chord-1 Fascia / Truss Truss Brg.-1 Btm. Chord appearing herein shall not be T.O. Fascia / Truss Truss Bearing-4 T.O. Fascia T.O. /17' Truss Fascia / Truss - 13' - 0" 17' Brg.-4 Truss 10 1/2" Bearing-5- 0" duplicated, disclosed, or otherwise Top of Fascia Brg.-1 15' - 5" Brg.-3 Brg.-2 BEARING used without the written consent of 13' - 0" Level 13' Canopy Clg.- 0" Larson & Darby Group 10' - 0" 10' - 0" 10' - 0" 9' 10' 8' --10" - 7" Finished Floor Level 1 0' - 0" 0' - 0" Overall South Elevation DATE 9 1" = 20'-0" ISSUED FOR: - --- Top of Wall 27' - 1" Level 11 T.O. Fascia Truss / Truss Bearing-4 Btm. Chord Btm. Chord-1 20' - 0" Brg.-4 T.O. Fascia / TrussTruss Bearing-5 17' - 0" T.O. Fascia Truss/17' Truss Brg.-1 - 0" 15' - 5" BEARING Brg.-2 13'of Top - 10 Brg.-1 Brg.-3 1/2" Fascia 13' - 0" Level 2 13' - 0" Sept. 18. 2018 10'- -10" 9' 10' - 0" 10' - 0" PROJECT NUMBER SHEET NUMBER Level 1 Finished Floor 24135 0' - 0" 0' - 0" 10 Overall West Elevation 1" = 20'-0" A3.2 ACTIVITY CENTER EXTERIOR ELEVATIONS DATE:  3 A3.3 4 5 A3.3 A3.3 ASPHALT SHINGLES RIDGE VENT RIDGE VENT 2 3 A4.1 A4.1 RIDGE VENT ALUM. FASCIA CLAD DOUBLE T.O. Fascia / Truss & GUTTER HUNG WINDOW Brg.-3 10' - 0" 704.2 706.2 708.2 710.2 712.2 714.2 716.2 718.2 720.2 722.2 724.2 726.2 728.2 730.2 704.3 706.3 708.3 710.3 712.3 714.3 716.3 718.3 720.3 722.3 724.3 726.3 728.3 730.3 702.1 703.1 Level 1 LIGHT FIXTURE - VINYL SIDING LIGHT FIXTURE - 0' - 0" MATCH EXISTING MATCH EXISTING CONT. SILL COURSE FACE BRICK TC Addition - East 1 1/8" = 1'-0" 6 A3.3 RIDGE VENT ASPHALT SHINGLES ALUM FASCIA & GUTTER BEARING Top of Fascia Top of Fascia 10' - 0" 10' - 0" 10' - 0" 702.5 702.3 DEKALB COUNTY REHAB & NURSING CENTER 702.4 702.2 Level 1 Finished Floor Finished Floor CONT. SILL COURSE VINYL SIDING 0' - 0" 0' - 0" 0' - 0" FACE BRICK CLAD DOUBLE HUNG WINDOW Boiler Room North Elevation Boiler Room South Elevation 7 8 1/8" = 1'-0" 1/8" = 1'-0" TC Addition - South 2 1/8" = 1'-0" 3 5 4 A4.3 A3.3 A3.3 ADDITIONS AND RENOVATIONS FOR ALUM FASIA VINYL SIDING RIDGE VENT 5 A1.3 RIDGE VENT ASPHALT SHINGLES T.O. Fascia / Truss ALUM. FASCIA & GUTTER BEARING Brg.-3 Brg.-1 CLAD DOUBLE 10' - 0" 10' - 0" HUNG WINDOW 703.6 DEKALB, ILLINOIS Level 1 333A 333B EXIST. Finished Floor VINYL SIDING FACE BRICK 0' - 0" 0' - 0" CONT. SILL COURSE TC Addition - West 1 Boiler Room West Elevation 3 6 1/8" = 1'-0" 1/8" = 1'-0" COPYRIGHT 2018 All drawn and written information appearing herein shall not be duplicated, disclosed, or otherwise used without the written consent of 6 2 Larson & Darby Group 3 A3.3 A3.3 A3.3 ASPHALT SHINGLES ALUM FASCIA VINYL SIDING RIDGE VENT RIDGE VENT DATE RIDGE VENT ASPHALT SHINGLES ALUM FASCIA T.O. Fascia / Truss T.O. Fascia / Truss ALUM. FASCIA & GUTTER Brg.-3 & GUTTER Brg.-2 10' - 0" 10' - 0" ISSUED FOR: 729.2 711.2 709.2 707.2 705.2 703.2 703.4 729.3 711.3 709.3 707.3 705.3 702.6 703.3 703.5 741.3 751.2 Level 1 VINYL SIDING CLAD DOUBLE CLAD DOUBLE FACE BRICK VINYL SIDING HOLLOW METAL 0' - 0" CONT SILL COURSE HUNG WINDOW HUNG WINDOW CONT. SILL COURSE DOOR & FRAME HOLLOW METAL Sept. 18. 2018 FACE BRICK DOOR & FRAME PROJECT NUMBER SHEET NUMBER 24135 A3.1 TC Addition - West 2 TC Addition - North 4 5 1/8" = 1'-0" 1/8" = 1'-0" TC ADDITION EXTERIOR ELEVATIONS DATE: November 27, 2018 Dear Property Owner: The DeKalb Planning and Zoning Commission will consider a request on a petition by DeKalb County represented by John Heimbach of Larson and Darby Group for approval of an amendment to Ordinances 98-37 and 98-38 to allow for additions and renovations to the DeKalb County Rehab and Nursing Center for the property located at 2600 N. Annie Glidden Road. The DeKalb Planning and Zoning Commission will review this request and hold a public hearing at its meeting on Wednesday, December 19, 2018 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, December 12, 2018. 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. Additional information regarding the public hearing and request can be found on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings. If you have any questions about this request, please feel free to contact the Community Development Department at (815) 748-2361. Sincerely, Dan Olson Principal Planner Enclosures CC: Mayor City Council Interim City Manager Planning and Zoning Commission DeKalb County Rehab and Nursing Center Page 2 of 4 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, December 19, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by DeKalb County represented by John Heimbach of Larson and Darby Group for approval of an amendment to Ordinances 98-37 and 98-38 to allow for additions and renovations to the DeKalb County Rehab and Nursing Center as shown on the plans on file and as submitted with the zoning petition. The subject property is located at 2600 N. Annie Glidden Road with Parcel Identification Numbers (PIN’s) of 08-10-300-034, 08-10-300-035, 08-10-300-036, 08-10-300-037 and 08-10-300-038 and is zoned “PD-R” Planned Development Residential District. 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 the proposal to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. on Wednesday, December 12, 2018. Additional information regarding the public hearing can be found on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings or by calling the Community Development Department by calling (815) 748-2361. Christina Doe, Chair DeKalb Planning and Zoning Commission Page 4 of 4  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT December 14, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Amendment to Ordinances 02-45 and 02-46 to modify the permitted and special uses and sign regulations and to approve a Plat of Resubdivision for the Northland Plaza Shopping Center – Sycamore Road I. GENERAL INFORMATION A. Purpose Amendment to Ordinances 02-45 and 02-46 to modify the permitted and special uses and sign regulations and to approve a Plat of Resubdivision B. Location/Size NE Quadrant of Sycamore Road and Barber Greene Road – Northland Plaza Shopping Center /approx. 38 acres C. Petitioner B33 Northland Plaza, LLC D. Existing Zoning “PD-C” Planned Development Commercial E. Existing Land Use Commercial F. Proposed Land Use Commercial G. Surrounding Zoning and Land Use North: Unincorporated; Agriculture South: PD-C; Various Commercial Uses East: Unincorporated; Agriculture West: GC & PD-C; Various Commercial Uses H. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The applicant has submitted a petition amend Ordinances 02-45 and 02-46 to modify the permitted and special uses and sign regulations and to approve a Plat of Resubdivision at the Northland Plaza Shopping Center along Sycamore Road. Permitted and Special Use List The development of the Northland Plaza Shopping Center was approved under the provisions of Ordinance No. 02-45 in June 2002. The Ordinance states that the permitted uses should primarily be retail, with restaurants and banks also being allowed. A national-recognized fitness facility is proposed for one of the vacant tenant spaces in the building at the rear of the property, however that use is not listed as an allowable use. The Ordinance did not include a specific allowed use list or reference to a zoning district in the UDO. A few non-retails stores have located in Northland Plaza over the years, so staff suggested to the owner that an amendment to the Ordinance be proposed so there is clarity on what uses will be permitted in the shopping center. Staff worked with the applicant to come up with an agreeable list and is based primarily on the “LC” Light Commercial District of the UDO. Several non-retail uses will be added to the list as the demand for “brick and mortar” retail space is declining. The main focus by the property owner and their broker will be to lease to retailers, however they want the flexibility to add desirable, economically sustainable uses including non-retailers to the center. The applicant has indicated in their supporting documentation that the center is 49% occupied. Non-retail uses can be a benefit to the shopping center as they can bring additional customers to the area for the retailers and restaurants. The proposed amendment will not create a non-conforming situation with any of the existing uses in the shopping center. It should be noted that a national grocer is also proposed for one of the tenant spaces, which will have an additional positive impact on the center. When Northland Plaza was approved in 2002 the development agreement included a sales tax sharing agreement between the City and developer, so there was an emphasis on ensuring sales tax generating uses were only allowed in the shopping center. The reimbursement of sales tax to the developer, as contemplated in the agreement, was completed in 2013. Sign Amendments The applicant is also proposing to amend the sign regulations covering their site to allow for an additional pylon sign along Sycamore Road at their north entrance (next to Egg Haven and Panera Bread). The applicant has requested the proposed sign be the same height and size as the one at the signalized intersection along Sycamore Road, which is 41 feet high and 290 sq. ft. in size. The applicant has indicated in their supporting documentation that the request for the additional sign is needed to accommodate future tenants at the building at the rear of the property (east end) and to address the limited visibility of the center and its adverse impacts on the center’s economic Page 2 of 6 viability. The documentation further states that the limited visibility has had an impact on the ability to draw patrons to the center’s stores and to attract additional tenants to the development. The building at the rear of the site is located anywhere from 630 to 870 feet away from Sycamore Road. The applicant provided details of the proposed new sign including what tenants will be located on it and its location near the north access. The detail for the new sign indicates the panels with suite numbers and a corresponding map of the shopping center showing the tenant location. The existing pylon sign along Sycamore Road will have the panels for the former JC Penney and Carson’s replaced with the future tenants in Suites 2540 and 2550. The proposed new sign will have seven panels and future tenants will all be located in the larger building at the rear of the site or at the smaller building along Barber Greene Road. No tenant will be listed on both pylon signs along Sycamore Road. There is an existing pylon sign at the signalized intersection of Barber Greene Road and County Farm Road that is the same size and design and has the same tenants listed as the existing pylon sign along Sycamore Road. That sign will have the former panels for the JC Penney and Carson’s replaced with future tenants in Suites 2540 and 2550. Ordinance 02-45 allowed Northland Plaza to have two pylon signs, one at each of the signalized intersections (Sycamore Road and Barber Greene Road) not to be over 41 feet in height and 290 square feet. The Ordinance also allowed one monument sign not to exceed 11.5 feet in height and 60 square feet for each of the “restaurant pad” sites and each of the “shops” buildings. There was a total of four “restaurant pad” and “shops” sites shown on the approved Preliminary Plan that was part of Ordinance 02-45 (attached). The only smaller monument sign constructed was along Sycamore Road at the center’s southerly access. None of the other allowable small ground signs were constructed. For buildings with multiple tenants, the UDO allows signs up to 30 feet in height, 150 sq. ft. and one per street frontage. For comparison purposes, the DeKalb Market Square development (Wal- Mart/Lowes) has two pylon signs along Sycamore Road and they are about 40-foot-tall and 200 sq. ft. in size and are located approximately 360 feet apart. The proposed new sign for Northland Plaza will be about 300 feet from the existing pylon sign along Sycamore Road. The existing pylon sign along Sycamore Road is not large enough to accommodate all the existing and future businesses in the rear building on the property and some tenant spaces are being divided to accommodate new tenants. Staff is supportive of the request for the additional pylon sign which will allow future tenants in the building at the rear of the property better visibility along Sycamore Road, which is important to the success of the center. We have discussed with the applicant and they have agreed to limit the height of the new pylon sign to 30 feet to match the UDO standard. The maximum size of the sign will still be allowed at 290 sq. ft. As part of the recommendation, we are suggesting the language in Ordinance 02-45 allowing separate 60 sq. ft. ground signs for each of the “restaurant pad” sites and each of the “shops” buildings be eliminated. Page 3 of 6 Plat of Resubdivision The applicant is also requesting that a plat of resubdivision be approved for the fitness facility that will be locating in the northern portion of the former Carson’s store. This will require an amendment to Ordinance 02-46, which approved a Final Plan and Final Plat for Northland Plaza. The tenant wants to create a 1.09-acre lot, which will cover their tenant space and part of the parking lot. There are no improvements proposed with the plat. Waivers to Article 9 of the UDO are needed to not require the extension of utilities and improvements when subdividing property. Staff has reviewed the plat and comments regarding providing a cross access easement to a public ROW, indicating existing utility easements and providing the correct certifications on the plat still need to be addressed. The Kishwaukee Water Reclamation District has indicated that the new tenant will be required to have their own separate sanitary sewer service to their unit. The sanitary main is located behind the building. An update to the comments will be provided to the Commission at Wednesday’s meeting. III. CONCLUSIONS AND RECOMMENDATIONS Staff would recommend approval of the proposed amendments, which will make it clear what uses will be allowed at Northland Plaza. In addition, the new pylon sign along Sycamore Road will provide future tenants visibility along Sycamore Road, which is critical in their leasing of tenant spaces. Sample Motion: Based upon the submitted petition and testimony presented, I move that the Planning and Zoning Commission recommend to the City Council approval an amendment to Planned Development Ordinances 02-45 and 02-46 to modify the permitted and special uses per the attached list indicated on Exhibit A, the sign amendments and conditions as shown on Exhibit B and to approve a Plat of Resubdivision No. 2 for Northland Plaza dated 11-15-18 prepared by National Survey Service, Inc. at the Northland Plaza Shopping Center along Sycamore Road subject to the amendments, conditions and staff comments as shown on Exhibit C. Page 4 of 6  Exhibit A Proposed Use List For Northland Plaza - Amendment to Ord. 02-45 PERMITTED USES • Accessory Uses; • Automobile parts and accessory stores; • Auto title loan or post-dated check or payday loan facility or equivalent; • Banks and other financial institutions, not including drive-through facilities; • Bicycle stores; sales, rental, and repair; • Blood and Plasma Donation Centers • Catering establishments, including pizza delivery; • Churches; • Clothing and shoe stores; sales and repair; • Clubs, lodges, meeting halls; • Day care centers (compliant with IL State regulations), pre-schools, learning centers and after school facilities; • Department, discount and variety stores; • Drop-off cleaning establishments and laundries; • Drug stores; • Food stores and grocery stores; convenience stores (excluding motor fuel on the premises); meat markets and bakeries; • Furniture stores with repair and re-upholstery only as an accessory use; • Hardware stores; • Household appliance stores, sales, service, and rental; • Interior decorating stores, including carpet, paint, and wallpaper stores; • Laundromats, self-serve; • Medical and dental offices including medical clinics; • Micro-Distillery; • Musical instrument stores, sales and repair; • Office supply stores; • Offices and office buildings for accountants, bookkeepers, architects, engineers, planners, financial consultants, income tax preparers, insurance salespersons, lawyers, real estate salespersons, real estate brokers, real estate appraisers, and other similar type offices; • Optical sales, examinations; • Outdoor seating, service, dining and/or recreation areas accessory to any restaurant, bar, tavern, club, lodge or meeting hall subject site plan approval by the City pursuant to Article 17 of the UDO; • Pet stores and animal grooming shops; • Public buildings used by any department of the City, School District, Township, Park District, County, State, and Federal governments; except for vehicle maintenance, raw material storage and other similar type facilities. • Radio and television stores, sales and service; • Radio, television and recording studios; • Recreation centers, health clubs, athletic clubs, and fitness centers; • Restaurants (fast-food), but not including drive-through facilities;  • Restaurants, with or without alcohol; • Schools for business, professional or technical training; • Service facilities including barber shops and beauty shops; nail salons; copying and duplicating services; artists' studios; photographers; locksmith; shoe repair; tailors; music and dance instruction studios; phone stores; typing and stenography services; suntan parlors; travel agencies and ticketing offices; and other similar type uses. • Specialty shops including antique shops; art and school supplies; bookstores; camera shops, including film developing; card and stationery shops; candy shops; florists; newspaper and magazine stores; gift and novelty shops; jewelry stores; pet shops; record shops; hobby shops; and other similar type uses; • Sporting goods stores; • Toy stores; • Video sales and rental stores. SPECIAL USES • All permitted or special uses and developments which include drive-through facilities; • Amusement establishments, but limited to bowling alleys, indoor skating rinks, swimming pools, video arcades, pinball and other similar non-gambling machine or table games (but specifically excluding activities involving the discharge of firearms, which are separately addressed herein as firing ranges); • Animal boarding facilities; • Animal hospitals and veterinary clinics; • Automobile sales on property greater than three (3) acres that derives a majority of annual sales from new vehicles; • Banquet halls; • Bars, taverns, and package liquor stores; • Car washes; • Distillery; • Dwelling units when located above the ground floor, with an allowed commercial use on the ground floor; • Gasoline stations and any other establishments selling motor fuel on the premises, but not including vehicle repair; • Group homes; • Hospitals; • Hotels and motels; • Laboratories, medical, dental, research, and technical; • Pawn shops; • Public Utility Facilities; • Retail tobacco stores (see Article 7.17 of the UDO); • Self-service storage facility; interior unit access; • Video gaming establishments.  Exhibit B 1. Ordinance 02-45, Section 5.3(a) shall be amended to allow an additional pylon-style shared sign near the north access onto Sycamore Road as shown on Exhibit B-1 and shall be limited to be a maximum of 30 feet in height and 290 sq. ft. in size. The sign shall only advertise tenants located in the multi-tenant building located at the east end of the subject site (Suites 2550 – 2478) and in the multi-tenant building near Barber Greene Road (Suites 2420-2428) as shown on Exhibit B-1. The two pylon-style shared signs along Sycamore Road shall not advertise the same tenants. 2. Ordinance 02-45, Section 5.3(b) shall be amended by removing the language allowing separate 60 sq. ft. monument style signs for each of the “restaurant pad” sites and each of the “shops” sites and allowing one monument-style shared sign near the south access to Sycamore Road not exceed 60 sq. ft. and 11.5 feet in height. 3. Prior to construction of the additional pylon-style shared sign along Sycamore Road, a sign permit must be submitted with details and plans indicating the sign height and size, design, content and location including required landscaping at the base of the sign per Article 13.07 of the UDO. The sign shall have a similar design, as determined by the Community Development Director, to the existing pylon-style shared sign along Sycamore Road. Page 5 of 6  Exhibit C 1. The following items shall be addressed on the Plat prior to final City Council action: • A cross-access easement be established somewhere within the larger development allowing the proposed lot a connection to a public ROW. • All existing utility easements should be documented on the Plat. • The Planning and Zoning Commission Certificate on the Plat should be revised to correctly state the name of the Commission. • A certificate for the City Engineer should be added to the Plat. 2. The new tenant will be required to have their own separate sanitary service as directed and approved by the Kishwaukee Water Reclamation District. 3. Waivers to Article 9 to not require the extension of utilities, construction of improvements and to not require a lot to have frontage on a public street are hereby approved. 4. Ordinance 02-45, Section 5.4 be amended to not require building setbacks for the proposed lot on the Plat of Resubdivision No. 2 for Northland Plaza. Page 6 of 6 4. Site map and new Exhibit B-1 pylon sign approximate location New Pylon Sign Approximate Location 5. New pylon sign approximate location Exhibit B-1 New Pylon Sign Approximate Location  STATEMENT IN SUPPORT OF APPLICATION Applicant proposes to amend DeKalb Ordinance 02-45, as follows: first, by adding a permitted and special use list as set forth herein expanding the permitted and special use list previously approved for the subject property by adding the permitted and special uses as provided herein and, second, by amending the ground sign regulations and amending the Sign Plan set forth in Section 5, paragraph of Ordinance 02-45, as provided below. The proposed uses would expand the permitted and special uses necessary to give the property owner the flexibility to add desirable, economically sustainable uses. At this time, the center is currently 49.01% occupied. With the proposed expansion of the permitted and special uses list on Ordinance 02-45, a national grocer and a nationally-recognized fitness facility can be brought into the center enhancing the center’s economic viability. Simultaneously, the proposed revised permitted and special use list is consistent with the five planning elements identified in the DeKalb 3D Comprehensive Plan: sustainability, continuous improvement, character, connectivity and cohesion. It is critical to consider that in previously adopting Ordinance 02-45 the City of DeKalb already determined that this center was an appropriate land use for the subject site. By adopting this amendment, the City is reaffirming its commitment to the center’s viability as part of the commercial base of DeKalb. Moreover, each and every proposed use on the attached list is consistent with the requirements of the DeKalb Unified Development Ordinance. Given the zoning of the adjacent properties the proposed uses should not have an adverse economic impact on any of the surrounding properties and should prove beneficial to such properties. Conversely, if the center is unable to attract economically viable, compatible and desirable uses there is a risk that the center could go dark, which would most certainly have a significant, adverse impact on the surrounding properties and the general public’s health, safety and welfare. Adding uses such as a nationally-recognized fitness facility and national grocer clearly will have a positive impact on the center and the public health, safety and welfare. The request for the additional pylon sign is to address the limited visibility of the center and its adverse impact on the center’s economic viability. It is unrefuted that the center’s visibility from Sycamore Road and Barber Greene Road is limited. This limited visibility has had an adverse impact on the ability to draw patrons to the center’s stores and, as a result, to attract additional tenants to the center. It is applicant’s opinion that the addition of one (1) additional pylon sign of identical dimensions to the existing pylon signs at the center will have a substantial, positive economic impact and the economic viability of the center. A rendering of the proposed sign and its proposed location is attached hereto. The proposed sign would be approximately 41’0” in height, 21’ 8” in width and 5’6” in depth. 66077899.2 1. Current pylon sign 2. Current pylon sign with two new tenant spaces Suite 2540 Suite 2550 3. Potential tenants for new pylon sign Suite 2424 Suite 2420 4. Site map and new pylon sign approximate location New Pylon Sign Approximate Location 5. New pylon sign approximate location New Pylon Sign Approximate Location Existing Sign at South Access- Sycamore Road Existing Sign - Barber Greene Road Preliminary Plan - Ordinance 02-45  Plat of Subdivision Northland Plaza Resubdivision No. 2 November 26, 2018 Dear Property Owner: The DeKalb Planning and Zoning Commission will consider a request on a petition by B33 Northland Plaza LLC for approval of amendments to Ordinances 02-45 and 02-46 to modify the permitted and special uses and sign regulations and to approve a Plat of Resubdivision for the property generally located at the northeast quadrant of Sycamore Road and Barber Greene Road, commonly known as the Northland Plaza Shopping Center. The DeKalb Planning and Zoning Commission will review this request and hold a public hearing at its meeting on Wednesday, December 19, 2018 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, December 12, 2018. 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. Additional information regarding the public hearing and request can be found on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings. If you have any questions about this request, please feel free to contact the Community Development Department at (815) 748-2361. Sincerely, Dan Olson Principal Planner Enclosures CC: Mayor City Council Interim City Manager Planning and Zoning Commission Northland Plaza – Amendment to Planned Development Ordinances 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, December 19, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by B33 Northland Plaza, LLC for approval of amendments to Ordinances 02-45 and 02-46 to modify the permitted and special uses and sign regulations and to approve a Plat of Resubdivision for the property generally located at the northeast quadrant of Sycamore Road and Barber Greene Road, zoned “PD-C” Planned Development Commercial District, commonly known as the Northland Plaza Shopping Center and legally described below. PARCEL 1: LOTS 1, 2 AND 3, IN NORTHLAND PLAZA RESUBDIVISION, BEING A RESUBDIVISION OF LOTS 101, 102 AND 103 IN NORTHLAND PLAZA SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED NOVEMBER 17, 1986 IN BOOK “N” OF PLATS, PAGE 59, AS DOCUMENT NUMBER 330016, LOTS 1 THROUGH 12, BOTH, INCLUSIVE, IN CARL KLAGES SUBDIVISION ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 11, 1956 IN BOOK “J” OF PLATS, PAGE 29 AS DOCUMENT NUMBER 283590, 66-FOOT WIDE VACATED PUBLIC ROAD RECORDED MARCH 26, 2003 PLAT CABINET 9, SLIDE 54-B AS DOCUMENT NUMBER 2003008142, PART OF PARCEL “B” OF EMMA H. KLAGES FARM PLAT ACCORDING TO THE PLAT THEREOF RECORDED MARCH 16, 1964 IN BOOK “M” OF PLATS, PAGE 83 AS DOCUMENT NUMBER 320526 AND PART OF SECTION 12, ALL IN TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF NORTHLAND PLAZA RESUBDIVISION RECORDED MARCH 26, 2003 IN PLAT CABINET 9, AT SLIDE 54-C AS DOCUMENT NUMBER 2003008143, IN DEKALB COUNTY, ILLINOIS. PARCEL 2: THAT PART OF LOT 101 OF NORTHLAND PLAZA SUBDIVISION, BEING A SUBDIVISION OF PART OF SECTION 12, TOWNSHIP 40 NORTH, RANGE 4, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID LOT 101, SAID POINT BEING ON THE EASTERLY RIGHT OF WAY LINE OF ILLINOIS S.B.I. ROUTE 23, (DEKALB/SYCAMORE ROAD); THENCE NORTHERLY ALONG SAID EASTERLY RIGHT OF WAY LINE, SAID LINE BEING AN ARC OF A CURVE HAVING A RADIUS OF 4583.44 FEET, AN ARC DISTANCE OF 57.06 FEET TO THE POINT OF BEGINNING OF THE FOLLOWING DESCRIBED TRACT; THENCE EASTERLY PARALLEL WITH AND 55 FEET PERPENDICULARLY DISTANT FROM THE SOUTH LINE OF SAID LOT 101, A DISTANCE OF 337.57 FEET; THENCE NORTHERLY PERPENDICULAR TO THE LAST DESCRIBED COURSE, A DISTANCE OF 210 FEET; THENCE WESTERLY, PERPENDICULAR TO THE LAST DESCRIBED COURSE, A DISTANCE OF 286.36 TO THE WEST LINE OF SAID LOT 101, SAID LINE ALSO BEING THE EASTERLY RIGHT OF WAY SAID S.B.I ROUTE 23; THENCE SOUTHERLY ALONG SAID EASTERLY LINE, SAID LINE BEING AN ARC OF A CURVE HAVING A RADIUS OF 4583.44 FEET AND WHOSE CHORD FORMS AN ANGLE OF 103 DEGREES 43 MINUTES 46 SECONDS AS MEASURED CLOCKWISE FROM THE LAST DESCRIBED COURSE, AN ARC Page 4 of 5 DISTANCE OF 216 FEET TO THE POINT OF BEGINNING, IN THE CITY OF DEKALB, DEKALB COUNTY, ILLINOIS 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 the proposal to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. on Wednesday, December 12, 2018. Additional information regarding the public hearing can be found on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings Further information is available from the Community Development Department by calling (815) 748-2361. Christina Doe, Chair DeKalb Planning and Zoning Commission Page 5 of 5  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT December 14, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Special Use Permit for a Vehicle Service Facility at 1806 Sycamore Road I. GENERAL INFORMATION A. Purpose Approval of a Special Use Permit for a Vehicle Service Facility B. Location/Size 1806 Sycamore Road /.20 acres C. Petitioner Miguel Mendoza, applicant – A&D Property Management, owners D. Existing Zoning “GC” General Commercial District E. Existing Land Use Vacant commercial building – former oil change business F. Proposed Land Use Vehicle Service Facility G. Surrounding Zoning and Land Use North: ”GC” General Commercial; salvation army family store, auto dealership South: “GC”; various commercial uses. East: “GC”; rental business West: “GC”; vehicle service facility, car rental, H. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The applicant is proposing to establish a “vehicle service facility” in the building located at 1806 Sycamore Road. The .20 acres site contains an approximate 1,200 square foot building with two service bays and ten parking spaces including a handicap space. A “vehicle service facility” is a special use in the “GC” General Commercial District. The definition for “vehicle service facility” in the UDO states “A place where gasoline or any other motor fuel or lubricating oil or grease for operating motor vehicles is offered for sale to the public and servicing vehicles with such products is performed on the premises. A vehicle service facility may include performing minor repairs to passenger cars and trucks (replacement of parts and engine services), but not including body repairs or major mechanical overhauling”. The building on the site was constructed in 1998 and was formerly used as vehicle oil change operation (Mobil 1 Lube Express) and closed in about 2015. There is no special use permit documentation for a vehicle service facility on the subject site. The applicant is not proposing any improvements to the site at this time. There are 10 parking spaces on the property. The UDO requires one parking space for every employee on the maximum shift, three spaces for every service bay and one space for every vehicle customarily used in conjunction with the premises. There are two service bays and there will be a maximum of three employees on the maximum shift. The applicant is also proposing a trailer be parked on the site Page 2 of 6 related to their operation, so there would be a total of 10 required parking spaces. Staff is recommending that inoperable vehicles (as defined in the Municipal Code) shall not be parked on the site for more than 10 days. It is also recommended that no more than five inoperable vehicles be stored on site overnight and that no damaged vehicles requiring body work or vehicles with flat tires be parked on the site overnight. Finally, it’s recommended that the parking of inoperable vehicles off-site be prohibited and that all vehicle repair work be conducted indoors and there shall be no outside storage of any materials. Regarding the parking lot, staff is recommending the parking lot be sealcoated and re-striped within 90 days after approval of the special use permit by the City Council and that a handicap sign be installed prior to the special use being operational. III. STANDARDS OF A SPECIAL USE 1. The proposed special use complies with all provisions of the applicable district regulations. The proposed vehicle service facility will comply with all regulations of the “GC” General Commercial District and the UDO. The applicant is not proposing any site improvements or a building expansion. The special use permit has conditions as part of the approval regarding the operation of the business and bringing the site up to compliance with the Illinois Accessibility Code and the City of DeKalb. 2. The proposed special use will not be unreasonably detrimental to the value of other property in the neighborhood in which it is to be located or to the public welfare at large. The proposed special use will not have a detrimental effect on the adjacent properties or land uses. The site has been zoned commercial for decades and a commercial building has existed on the site since the late 1990’s. The subject site is in proximity to a variety of other commercial uses including a vehicle service facility, car rental operation and automobile sales facility. The special use permit will have restrictions regarding where repair work can occur, limitations on inoperable vehicles and that no outside storage of materials is allowed. 3. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with it, and the location of the site with respect to streets giving access to it are such that the special use will not dominate the immediate neighborhood so as to prevent development and use of neighboring property in accordance with the applicable zoning district regulations. The granting of the special use will not dominate the immediate area and will not prevent development on the neighboring properties. The surrounding area is already developed with a variety of commercial uses, including auto related ones. Page 3 of 6 4. Adequate utility, drainage and other such necessary facilities have been or will be provided. Adequate public services are already provided to the subject site. 5. The proposed use, where such developments and uses are deemed consistent with good planning practice, or can be operated in a manner that is not detrimental to the permitted developments and uses in the district; can be developed and operated in a manner that is visually compatible with the permitted uses in the surrounding area; shall in all other respects conform to the applicable regulations of the district in which it is located; and is deemed essential or desirable to preserve and promote the public health, safety and general welfare of the City of DeKalb. The proposed special use will not be detrimental to the permitted developments and uses on the site or to the surrounding area. The site contained a former vehicle oil change operation. Restrictions will be placed on use regarding where repair work can occur, limitations on inoperable vehicles and that no outside storage of materials is allowed. The proposed special use will take up a vacant commercial building and Sycamore Road and will be an economic benefit to the corridor. IV. CITIZEN RESPONSE/COMMENTS We receive one Citizen Response Form which was from Steve Irving representing 1826, 1836 and 1846 Sycamore Road. He indicated on the form that he supports the proposal and believes it’s a good use of the building, however has a concern regarding any exterior storage of junk or un- licensed vehicles. V. CONCLUSIONS AND RECOMMENDATIONS The proposed special use will take up a vacant building, which was previously used in the past for a similar use. The use will add to the economic development along the Sycamore Road corridor and increase the tax base. Its recommended that the special use permit have restrictions regarding where repair work can occur, limitations on inoperable vehicles, no outside storage of materials and other operation limitations. 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 approval of a Special Use Permit for a Vehicle Service Facility on the subject site located at 1806 Sycamore Road per the conditions as indicated on Exhibit A. Page 4 of 6  Exhibit A 1. The parking lot shall be sealcoated and re-striped in compliance with the Illinois Accessibility Code and the City of DeKalb within 120 days after approval of the special use permit by the City Council. 2. A handicap sign shall be added in compliance with the Illinois Accessibility Code and the City of DeKalb prior to the special use being operational. 3. Inoperable vehicles shall not be parked on the site for more than 10 days. An inoperable vehicle shall be defined as any motor vehicle from which the engine, wheels or other parts have been altered, damaged, or otherwise so treated that the vehicle is incapable of being driven under its own motor power. 4. No more than five inoperable vehicles shall be stored on the subject site overnight. 5. No damaged vehicles requiring body work or vehicles with flat tires shall be parked on the site overnight. 6. No inoperable vehicles associated with the special use shall be parked off-site. 7. All vehicle repair work must be conducted indoors. 8. There shall be no outside storage of any materials. 9. The storage of any vehicles or trailers on the subject site not associated with the special use is prohibited. 10. The existing ground sign on the subject site, which is 12.5 sq. ft. in size and three feet in height shall not be expanded. 11. The number of required and provided parking spaces be documented on the survey and submitted with any permits needed for the special use permit. Page 5 of 6 Front of Building Side of Building - Looking East Rear of Building November 29, 2018 Dear Property Owner: The DeKalb Planning and Zoning Commission will consider a request on a petition by Miguel Mendoza and A&D Property Management, LLC, owner, for a special use permit for a vehicle service facility for the property located at 1806 Sycamore Road. The DeKalb Planning and Zoning Commission will review this request and hold a public hearing at its meeting on Wednesday, December 19, 2018 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, December 12, 2018. 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. Additional information regarding the public hearing and request can be found on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings. If you have any questions about this request, please feel free to contact the Community Development Department at (815) 748-2361. Sincerely, Dan Olson Principal Planner Enclosures CC: Mayor City Council Interim City Manager Planning and Zoning Commission 1806 Sycamore Road – Special Use Permit – Vehicle Service Facility Page 2 of 4 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, December 19, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by Miguel Mendoza and A&D Property Management, LLC, owner, for a special use permit for a vehicle service facility for the property located at 1806 Sycamore Road and a Parcel Identification Number (PIN) of 08-13-151-030. The subject property is zoned “GC” General Commercial District. 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 the proposal to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. by Wednesday, December 12, 2018. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings Christina Doe, Chairperson DeKalb Planning and Zoning Commission Page 4 of 4