Planning & Zoning Commission
Regular MeetingDeKalb, IL · February 20, 2019
Minutes
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
February 20, 2019
The Planning and Zoning Commission held a Meeting on February 20, 2019, at the City
of DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. Chair Christina
Doe called the meeting order at 6:00 PM.
A. ROLL CALL
Recording Secretary, Christine Wang, called the roll. Planning and Zoning
Commission members present were Chair Christina Doe, Katharina Barbe, David
Castro, Ron Klein, and Max Maxwell. Commissioners Vicki Buckley and Jerry
Wright were 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 February 20, 2019, agenda
as presented. Ms. Barbe motioned to approve the agenda as presented. Mr.
Castro seconded the motion, and the motion was approved by unanimous voice
vote.
C. APPROVAL OF MINUTES
None
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
None
E. NEW BUSINESS
1. Minor Subdivision Plat – Final Plat of Egyptian Theatre Subdivision – 135
North 2nd Street (City of DeKalb/Egyptian Theatre)
Alex Nerad, Executive Director of the Egyptian Theatre (the Theatre), 135
North 2nd Street, stated the Theatre has been looking to remodel for about ten
years now. Mr. Nerad said the Theatre has been working on a design since
preliminary funding was approved on December 18, 2018, by the City Council.
He added they have been working with architects, local construction
contractors, and engineers on the project. He said some neighbors of the
Theatre have brought concerns to him and they have sat down with them to try
Planning and Zoning Commission
February 20, 2019
Page 2 of 6
and resolve their concerns. He said they made changes to the architectural
plans to adjust for the concerns brought forward and have met with the
Egyptian Theatre Board for a month and a half. Mr. Nerad said as a result of
these changes, they made considerable concessions and lost 200 square feet
of storage, a public entrance, some women’s bathroom space, and have
reduced the building down as much as they can. He stated he feels what is
before the City now is the best plan. Mr. Nerad also talked about the big
economic and cultural impact the Theatre has on the community, and they have
spent years evaluating the best options and use of public and donor dollars.
Lisa Sharp of Sharp Architects went over the architectural plans for the Theatre.
She stated the property conveyance limits allows them to have fire access and
an exit from the building. She added the City will be considering the
conveyance of property to the Theatre next Monday at the City Council
meeting. She said it is easier to consider the project as one building rather
than two. She added they moved the building eleven feet east from where it
was originally proposed. Ms. Sharp stated the full basement will be used for
the two air handlers for the majority of the building, along with condensers for
the air handlers, and the Theatre will also have new heat. She said the heating
system is on its last legs and she has designed it so that it is within four inches
of the wall. Ms. Sharp also stated that on the first floor, they are expanding to
the south with two new women’s restrooms and a men’s restroom, with fourteen
toilets in the women’s and sixteen in the men’s restrooms.
Ms. Sharp showed the impact on Palmer Court and compared the existing alley
versus the concept plan. She referred to the concept plan and indicated they
will be planting trees to the west of the addition and the trash corral will be re-
located. She added they will be re-paving the alley and will be excavating in
order to put in storm and sewer lines. Ms. Sharp also said they will be planting
four trees west of the addition and keeping four trees south of the addition. She
stated they will be building two new smaller trash corrals noting there are
currently six total dumpsters. She finally noted there will still be a loading space
for deliveries.
Ms. Sharp noted people have asked why they are proposing to expand into
Palmer Court. She stated it is not going to be successful anywhere else, as
the HVAC has to connect to the existing system, and it must go on the outside
to the south of the building. She added this will allow them to connect the
bathrooms into the foyer space and storage into the concession space. She
said she would like the Commission to allow them to combine the two
properties (existing Theatre property and area being conveyed from the City to
the Theatre) subject to approval by the City Council.
Principal Planner Dan Olson went through the staff report dated February 15,
2019. He stated the City Council had approved a preliminary development
incentive agreement regarding the Egyptian Theatre and a proposed
Planning and Zoning Commission
February 20, 2019
Page 3 of 6
expansion and upgrades to the facility on December 18, 2018. He said the
proposed expansion will be on the south end of the building in an area presently
owned by the City in fee simple title, adjacent to and comprising a portion of
Palmer Court. He said this area is not dedicated as a right-of-way. Mr. Olson
mentioned as the property is within a TIF District, the City provided public notice
of its intention to consider the conveyance of the property. Mr. Olson noted the
Theatre was the only party that expressed interest in purchasing the property.
He said that under the terms of the incentive agreement approved in
December, the City would approve a final plat for the Egyptian Theatre
Subdivision.
Mr. Olson noted the Commission’s role is to review the final plat of subdivision
and not the concept plan showing the expansion. He said the Commission was
provided the concept plan to give them context in their review the plat. He
indicated the plans have been reviewed by the City’s Fire and Police
Departments, the various taxing districts, and they have all approved of the plat
and the plan. Mr. Olson stated the City had received letters from two adjacent
business owners objecting to the plan, but also received a letter signed by eight
adjacent business owners indicating their support of the plan.
Chair Doe opened the discussion to any public comment.
Mary Wilson owner of the adjacent Hillside Restaurant stated she has owned
the restaurant for 30 years. She said she supports the addition of air
conditioning at the Theatre, but not the concept plan as proposed. She added
she is concerned about the quality of life and the property values of the
surrounding buildings with the proposed expansion. Ms. Wilson said the plans
need to be worked on and communication with the adjacent business owners
needs to improve.
Larry Berke of 122 North First Street (Royal Travel) stated he had a lot of
concerns about the project. He said he supported the addition of air
conditioning at the Theatre, however had different ideas on how it could be
done. He said the air conditioning units could be hung on the side of the
building. He expressed concern about the lack of communication about the
project from the Egyptian Theatre. Mr. Berke also stated there is only twelve
feet of width left after the expansion in Palmer Court, leaving no room for the
Fire Department to set up equipment for a fire. He stated he asked Mr. Nerad
about the Theatre plans, and he responded that it was going to be two stories
high and the air conditioning units would be size of a bus. Mr. Berke expressed
concerns that millions of taxpayer’s monies would be used to devalue
surrounding properties. He said Mayor Smith apologized to him for the lack of
communication, and the four to six months of construction in Palmer Court will
reduce the value of the Hillside Restaurant and the surrounding properties.
Planning and Zoning Commission
February 20, 2019
Page 4 of 6
Mr. Klein asked Ms. Sharp for clarification regarding the narrowest point to the
Hillside Restaurant and what would the patrons at Hillside be looking at through
their window. Ms. Sharp stated the Fire Department had given their approval
regarding the resulting width of the alley. She stated the area facing the patrons
at Hillside would be facing something decorative with stucco and trimwork and
some lighting. Mr. Klein asked Ms. Sharp if they could move the HVAC system.
Ms. Sharp stated they cannot, as it has to be on the south side of the building.
She said the Berkes wanted them to flatten it from nine to ten feet, and the
HVAC would either have to be on the ground or on the roof and therefore the
toilets would be back to their original number.
Mr. Maxwell asked if there was an option to put it on the roof. Ms. Sharp stated
they could do it, but they would have to find a way to get the duct work up there
and there would be resulting noise issues in the Theatre. She noted putting it
in the basement is the more expensive option.
Ms. Barbe asked if the surrounding property would be devalued because of the
addition and if the Theatre had looked into it. Mr. Nerad said they had a
commercial realtor from the area look at the surrounding property values. He
said there would be no negative impact on property values and there are no
reports indicating the proposed improvements would have a negative impact
on values. In fact, Mr. Nerad stated the expansion would likely raise property
values in the downtown area as the Theatre would be open year-round.
Mr. Berke asked why a study had not been conducted and stated the Egyptian
Theatre had not been candid and honest with the surrounding property owners.
Ms. Wilson stated restaurant patrons will be looking at storage and trucks
coming through the area and this was not a healthy situation.
Ms. Sharp stated the storage will not be in front of the dining windows of the
restaurant and the Theatre is currently using the alley for receiving and
deliveries. Mr. Nerad noted Coca-Cola and Gold Medal are the only ones who
deliver, and they only do it twice a month.
Chair Doe asked about the timeline of the expansion and the impact on
neighbors. Mr. Nerad responded they plan to start construction in June or July,
with construction taking place through the fall and will have the entire expansion
done in December. He stated there would be a four-week period of time
through the holidays in which they will be closed, and they would demolish the
existing parts of the buildings and be reopened in early January 2020. He
stated they have already been delayed a month by attempting to accommodate
the neighbors, and the Theatre did not want to displace community partners
who utilize the Theatre. Mr. Nerad indicated they planned to be open for
summer 2020, but that further delays will push it to the summer of 2021.
Planning and Zoning Commission
February 20, 2019
Page 5 of 6
Chair Doe asked about Cornfest and conflicts with the construction at the
Theatre. Mr. Nerad stated they have coordinated with Cornfest in the past and
there should be no issues. Mr. Nerad noted the increase in toilets means a
new sewer down Palmer Court. Mr. Nerad indicated the Kishwaukee Water
Reclamation District wanted to be involved with this project to include
infrastructure upgrades that would go along with the Palmer Court work.
Mr. Castro asked for clarification regarding TIF regulations. Mr. Olson stated
that TIF comes into play because the conveyance of property is based on the
TIF agreement.
Ms. Wilson asked for how long the alley would be torn up. Ms. Sharp stated
they were not sure but if the alley needed to be closed, they will try to be as
short as possible.
Mr. Klein asked if the Hillside Restaurant’s value will go down and if there was
another way of installing the air conditioning. He also stated he is not convinced
the firetruck would be able to go through the alley. Mr. Nerad stated he was
disappointed that Hillside is opposed to this and said he believed it would be
beneficial for the restaurant. He pointed out the current alley is not a friendly
looking area and believes this project will be beneficial for the town. Mr. Nerad
said he was not sure how this will be negative on the Hillside Restaurant as this
would not change sight lines and would still allow them to operate like they do
now. He stated that after ten years of research, it is clear the more successful
the Egyptian Theatre is, the more successful the surrounding restaurants will
be.
Mr. Berke stated the need for snow storage in Palmer Court decreases the size
of the alley. Mr. Olson stated the role of the Commission is to review the final
plat and not the plans for the Theatre expansion. Mr. Nerad stated that he
specifically asked the Fire Department about the hook and ladder trucks, and
stated the alley is not structurally built to hold the truck and they would not place
the truck that close to the building.
Chair Doe closed the public discussion.
Mr. Castro made a motion to recommend to the City Council approval of the
Final Plat of Egyptian Theatre Subdivision prepared by Survey-Tech, dated 2-
18-19 subject to all staff comments being addressed prior to recording of the
Plat and subject to the conveyance being approved by the Council. Seconded
by Mr. Maxwell.
Mr. Maxwell discussed the conveyance of the property. Mr. Castro noted in the
short-term, the neighbors will be affected negatively, and it is the responsibility
of the City to keep it to a minimum. Mr. Klein stated he was not very enthused
by the project but in the long-term it will be beneficial for Ms. Wilson’s business.
Planning and Zoning Commission
February 20, 2019
Page 6 of 6
Ms. Barbe stated she agreed about everything, and she was glad to have more
bathrooms in the Egyptian Theatre. Chair Doe stated this was a positive
opportunity as more events will be able to happen, will bring more people
downtown and to the City. She said she understood there will be
inconveniences during construction but there will be benefits after its
completed.
A roll call vote was taken. Ms. Barbe – yes, Mr. Castro – yes, Mr. Klein – yes,
Mr. Maxwell – yes, Chair Doe – yes. Motion passes 5-0-2. Commissioners
Buckley and Wright were absent.
F. REPORTS
Mr. Olson mentioned the next Planning and Zoning Commission meeting will be
Wednesday, March 6th, and there are no public hearings scheduled at this time.
Chair Doe stated this was the last Planning and Zoning Commission meeting for
Community Development Director Jo Ellen Charlton, and stated she wishes her
the best. Ms. Barbe, Mr. Maxwell, and Mr. Klein agreed and also thanked Ms.
Charlton. Ms. Charlton thanked the Commission for their support and stated it had
been a pleasure to work with them. She added she hopes that wherever she ends
up there will be people like this Commission who care about the work they do.
G. ADJOURNMENT
Mr. Klein motioned to adjourn, Mr. Maxwell seconded the motion, and the motion
was approved by unanimous voice vote. The meeting adjourned at 7:08 pm.
Respectfully Submitted,
Christine Wang, Recording Secretary
Minutes were approved by the Planning and Zoning Commission on April 3, 2019.
Agenda
DeKalb Municipal Building
Council Chambers
200 S. Fourth St., 2nd Floor
DeKalb, IL 60115
AGENDA
Planning and Zoning Commission
February 20, 2019
6:00 PM
A. ROLL CALL
B. APPROVAL OF AGENDA (Additions or Deletions)
C. APPROVAL OF MINUTES
1. January 23, 2019
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
E. NEW BUSINESS
1. Minor Subdivision Plat – Final Plat of Egyptian Theatre Subdivision - 135
North 2nd Street (City of DeKalb/Egyptian Theatre)
F. REPORTS
G. ADJOURNMENT
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
February 15, 2019
TO: DeKalb Planning and Zoning Commission
FROM: Jo Ellen Charlton, Community Development Director
Dan Olson, Principal Planner
RE: Minor Subdivision Plat – Egyptian Theatre (135 N. 2nd St.)
I. GENERAL INFORMATION
A. Purpose Review of a Minor Subdivision Plat associated
with conveyance of property related to planned
expansion to the Egyptian Theatre
B. Location/Size 135 N. 2nd St./.43 acres
C. Petitioner City of DeKalb and Egyptian Theatre
D. Existing Zoning Central Business District
E. Existing Land Use Egyptian Theatre
F. Proposed Land Use Egyptian Theatre
G. Surrounding Zoning and Land Use North: CBD; Various Commercial Uses
South: CBD; Various Commercial Uses
East: CBD; Various Commercial Uses, Public
Parking Lot
West: CBD; Commercial, Vacant Lot
H. Comprehensive Plan Designation Commercial
II. BACKGROUND AND ANALYSIS
On December 18, 2018, the City Council approved a preliminary development incentive
agreement regarding the Egyptian Theatre and a proposed expansion and upgrades to the facility.
The proposed expansion will be on the south end of the building and will include the addition of
air conditioning and expanded restroom and concession facilities. As a component of the
proposed expansion of the facilities, the Theatre proposes to construct a new portion of the
building in area presently held by the City in fee simple title, adjacent to or comprising a portion
of Palmer Court (south of building). This area is not dedicated as right of way, but rather is
owned outright by the City. As the property is within a TIF District, the City has provided public
notice of its intention to consider the conveyance of the property, and the Theatre is the only
party that has expressed interest in its acquisition. Under the terms of the development incentive
agreement, the City would approve a final plat for the Egyptian Theatre Subdivision, which
would clean up property ownership lines and reflect the Theatre’s acquisition of the property
described above.
Please note the item before the Commission is the approval of the final plat and not approval of
the site plan. Background regarding the plan and layout is provided to give a context and
reasoning for the plat layout. The approval by the City Council on December 18th did not
constitute final approval of the project or final approval of the development incentive requested
for the project but enabled the Theatre to proceed with their due diligence and related work on
the project. The plat and associated plans have been reviewed by the City’s Police and Fire
Departments, which indicate that the remaining portions of Palmer Court are adequate for
emergency use, even by the City’s largest firefighting vehicles. In addition, the plat and plan has
been reviewed by the Park District, School District, Kishwaukee Water Reclamation District,
City Engineer and Community Development Department along with other parties to confirm that
it is acceptable. There are a few minor language changes needed on the certificates that appear
on the plat and are recommended to be addressed prior to recording of the plat. After the
Commission makes its recommendation, it is planned for the plat and property conveyance to be
in front of the City Council on February 25th for consideration.
III. RECOMMENDATION
Sample Motion:
I move that the Planning and Zoning Commission recommend to the City Council approval of
the Final Plat of Egyptian Theatre Subdivision prepared by Survey-Tech, dated 2-7-19 subject to
all staff comments being addressed prior to recording of the Plat.
Page 2 of 2
1' OS
x
N
G
T
E
0 5 10 20
869.07
SAN MH
868.32
STORM MH
STR
869.32
CL ROAD
EET 869.59
BACK CURB
869.44
869.15 CONC PAVEMENT
IRST
FLOWLINE
869.20 EX. STORM MH
EDGE BIT PAVE R=870.05
I=866.15, E 870.30
I=866.15, SW (12"RCP) GROUND SHOT
I=866.05, NW (6"RCP)
N. F 869.35
EDGE BIT PAVE
870.05
STORM MH
871.01
BARRIER CURB
871.02
BARRIER CURB
869.42 869.79
DEP CURB 870.31
UG GAS MAIN FENCE POST METAL
869.72 870.28
GAS 870.03 GROUND SHOT
STORM CB 871.06
BARRIER CURB
871.03
870.03 ST LIGHT 871.98
870.82 STORM 873.04
CL ROAD UG GAS MAIN DECIDUOUS 10"
871.77
UE 872.98
870.27 G ST LIGHT
GAS 871.06
873.18 873.45
870.14 BARRIER CURB 873.44 CONC PAVEMENT
MONITORING WELL STORM
BUILDING COR
G 873.41
EX. STORM CB E 873.39 CONC PAVEMENT
R=870.30
I=866.27, NE (12"RCP)
BARRIER CURB
873.43
873.55
DECIDUOUS SHRUB
EX. STORM CB
873.26
BUILDING COR
BOUNDARY OF PROPERTY
870.78 G E UE R=873.59
EDGE BIT PAVE I=870.50, S 881.27
873.82 873.59 I=869.79, N (4") 873.58 STEP/STOOP
UE STORM CB I=869.79, SE (4") 875.24 AP 871.24
870.84 872.65
DEP CURB DECIDUOUS SHRUB STEP/STOOP
871.28 871.43 871.79 GAS
GROUND SHOT SET MAG GROUND SHOT 872.73 874.07 874.28 873.64
GROUND SHOT STORM ST LIGHT TEL
872.47 G 881.40
873.42 874.09 873.76 873.62 STEP/STOOP
BARRIER CURB 874.31 875.43
871.20 BARRIER CURB UE TEL STEP/STOOP
871.96 BARRIER CURB BARRIER CURB
871.04
STORM MH
MONITORING WELL
BARRIER CURB
871.96
873.26
UE
G
E
873.68
875.17
DECIDUOUS 5"
GROUND SHOT 874.18
871.23
STEP/STOOP VACATION LIMITS
BARRIER CURB 875.42
871.00 874.52 BARRIER CURB CONC PAVEMENT 874.16
TEL 874.41 FINISHED FLOOR=881.46
EDGE BIT PAVE UE 881.28
872.44 TEL
870.95 G 874.49 STEP/STOOP
BARRIER CURB 874.56 877.63
FLOWLINE 874.32 875.47 CONC PAVEMENT STEP/STOOP 881.32
875.47 STEP/STOOP
871.40
BACK CURB
871.75 873.64
874.21
BARRIER CURB 873.82
STORM
BARRIER CURB
874.32 E
ST LIGHT
BARRIER CURB 874.56
STEP/STOOP
874.59
STEP/STOOP
0.00
877.63
STEP/STOOP
PROPOSED BUILDING FOUNDATION
GAS 875.46 GROUND SHOT BUILDING COR 873.92
GROUND SHOT MONITORING WELL x 874.78
BARRIER CURB BUILDING COR 875.44 TEL PED
872.22 874.08 G T 874.18
ST LIGHT 874.20 BARRIER CURB 877.61
BARRIER CURB T STORM 883.50 TRANS PAD COR 874.07
875.40 STEP/STOOP 874.13
873.59 x STEP/STOOP BARRIER CURB BARRIER CURB
872.21 GROUND SHOT 874.70 874.80 T
877.64 STEP/STOOP
FENCE COR WOOD 875.39 874.05
BARRIER CURB 873.89 UE G STEP/STOOP 874.42
874.23 x WOOD DECK DECIDUOUS 9" 877.60 BARRIER CURB
TEL 874.57 874.79 874.87 874.07 TEL
BARRIER CURB T 874.90 STEP/STOOP 874.05
STORM FENCE COR WOOD 883.51 874.89 875.03 TEL STEP/STOOP 874.28 BARRIER CURB
874.33 874.41 STORM BARRIER CURB
874.70 UE DECK STEP/STOOP 874.81 GAS METER 874.80
TEL TEL 874.74 TEL 874.26 873.15 FINISHED FLOOR=861.69
E 874.53 G 875.38 BARRIER CURB STEP/STOOP
874.91 GROUND SHOT GAS 874.84 874.84 874.21 BARRIER CURB 874.03
874.71 874.39 UE 883.53 BARRIER CURB TRANS PAD COR 874.06
STORM 874.50 UE 883.50 BARRIER CURB BARRIER CURB
BARRIER CURB 874.50 STEP/STOOP DECK BARRIER CURB
T 874.87 874.48 873.73
874.76
EGY
874.10 UE TEL GAS BARRIER CURB 873.18
874.83 874.90 TEL 874.76 873.72 BUILDING COR
GROUND SHOT 874.45 STEP/STOOP STEP/STOOP
E CONC PAVEMENT UE GROUND SHOT 873.62
874.72 BUILDING COR 874.92 G 875.58 E 874.85 874.48
P
T UE E DECIDUOUS 10"
G 874.76 UE BARRIER CURB GROUND SHOT
BARRIER CURB
TIAN
T 874.92 874.76 DECIDUOUS 5" 874.01
NAIL TEL 875.45 874.22
875.12 874.41 875.07 874.60 x BARRIER CURB
STEP/STOOP 874.98 874.96 874.83 874.70 BARRIER CURB TRANS PAD COR DECIDUOUS 12" T
BARRIER CURB TEL UE STORM 874.81
874.60 E TEL GROUND SHOT 875.47 873.70
874.48 BARRIER CURB874.63
THE
874.48 TEL PED 874.79 UE FENCE COR WOOD
GROUND SHOT STEP/STOOP BOLLARD E G 875.06 TEL 874.31
T 875.38 DECIDUOUS 10" UE x
BARRIER CURB 874.45
ATR
875.03 T GAS
E 873.68
STORM E 874.87 TEL 874.22
874.77 T x
BARRIER CURB
E 874.43 ST LIGHT
BOLLARD E 874.47
GAS GAS
E
874.53 874.90 874.23 x 874.22
875.17 CONC PAVEMENT UE BARRIER CURB BARRIER CURB
875.14 TEL T 874.32 874.70 874.74 T
875.01 UE 874.22 STORM DECIDUOUS 9" 873.65 873.90
TEL PED UE 874.61 874.23
UE
E
DOWNSPOUT
TEL UE 874.53 GROUND SHOT 870.65
875.19 874.90 UE GARBAGE BIN EDGE BIT PAVE
UE 873.66
DOWNSPOUT FENCE COR WOOD 873.54
875.19 T T FENCE COR WOODT
875.08 873.66
BUILDING COR 873.75 874.04
UE UE 873.76
STORM x 873.79 DECIDUOUS 8" 870.62
875.35 T 873.66 873.48 DOWNSPOUT
T 874.80 874.14 873.56 BORING-2 TEL 873.91 FLOWLINE
875.55 UE GROUND SHOT
BORING-1 STORM T CB CONC PAVEMENT x 874.01
UE
E 873.60 BARRIER CURB STORM
875.26 E 874.34 x 874.01
CONC PAVEMENT 875.04 BARRIER CURB STORM 873.52
873.68 873.43 873.82 EVERGREEN 10"
TEL FENCE COR WOOD 874.02 STORM 873.91
Fnc Crnr STEP CONC PAVEMENT GROUND SHOT BARRIER CURB 871.02
ELEV. = 875.21 STEP x DECIDUOUS SHRUB BACK CURB
ELEV. = 875.62
DS ELEV. = 875.06 874.16 873.69 873.55 873.63 873.31 873.74
ELEV. = 875.85 GROUND SHOT STORM EX. STORM CB UE SET MAG
T VALVE W/VAULT STORM
Fnc Crnr R=873.66 873.40
I=868.90, S (12"RCP) BOLLARD
ELEV. = 875.26 Fnc Crnr 873.91
x
I=868.65, E (12"RCP) 873.45 TEL
ELEV. = 875.02 T 873.75 CONC PAVEMENT 871.15
EX Telephone Pedistal BLDG 873.85 874.00 10S
UE T 873.48
ELEV. = 875.86 ELEV. = 875.75 STEP TPC UE 873.40 UE ST LIGHT
x 873.75 E 873.50 UE
ELEV. = 874.13 873.96 ELEV. = 873.87 E
STORM
873.22
TPC
UE E 873.53 E 873.91 DECIDUOUS SHRUB FINISHED FLOOR=871.62 871.39
BUILDING COR
871.16
TEL 873.65 UE 873.94 DEP CURB
STEP ELEV. = 873.79 EVERGREEN 10" 873.23
x
CONC PAVEMENT BARRIER CURB 870.93
ELEV. = 874.00 TPC 873.40 TRANS PAD COR CL ROAD
873.97 873.57 873.36 E 873.55 WATER 873.95 873.55
ELEV. = 873.73 STORM UE E 873.24
PIN TEL UE BENCH 873.70 ELECT PED 871.05
ELEV. = 874.75
T 873.95 873.69 TRANS PAD COR EDGE BIT PAVE
Fnc Crnr T
873.56 BARRIER CURB UE BENCH
ELEV. = 874.48 873.38 UE 873.38 873.26
EOWALL C
TPC UE 873.16 873.62
EX Telephone Pedistal STORM 873.68 TRANS PAD COR
ELEV. = 874.00 ELEV. = 873.68 873.60 873.31 BENCHMARK STORM EVERGREEN 10"
ELEV. = 874.03 E 873.28 873.34 ST LIGHT 873.68
E
872.80
873.58 UE ST LIGHT 877.52
EOWALL EX Cable TV Pedestal PAINT DOT 873.53 GROUND SHOT STORM E UE BARRIER CURB 871.48
E
ELEV. = 873.99 ELEV. = 874.08 CONC PAVEMENT N.E.BOLT FENCE COR WOOD 873.67 E DEP CURB
EX Electric Pedistal EX. STORM CB 873.29 LIGHT BASE BARRIER CURB
STEP R=872.96 UE 872.80
ELEV. = 877.58 ELEV. = 874.25 873.57 873.43 871.74
Fnc Crnr 873.52 I=869.6, N BORING-3 873.67 BARRIER CURB
BLDG ELEV. = 873.71 873.34 TEL E BARRIER CURB BUILDING COR 871.39
BRICK PAVEMENT BRICK PAVEMENT 873.25
ELEV. = 874.40 AC x EDGE BIT PAVE
STEP 873.53 WATER E 873.40
E
871.84
ELEV. = 874.33 ELEV. = 874.17 873.35 873.49 E 872.30
DECIDUOUS Fnc12"Crnr 873.57 UE UE BUILDING COR
STORM 873.08 ST LIGHT GROUND SHOT
ELEV. = 873.67 x
GROUND SHOT
x
873.42 873.38 873.57 871.82
CONC PAVEMENT 873.77 CONC PAVEMENT 871.48
BRICK PAVEMENT CONC PAVEMENT 873.23 TBM 1
STORM E 873.63 873.45
873.45 BARRIER CURB TRANS PAD COR
BLDG x
BRICK PAVEMENT 873.38 UE E 873.02
ELEV. = 874.11 FENCE LINE UE 871.97 871.84
141-18 873.31 873.64 873.69 873.45 873.03
873.38 UE 873.45 T S HANDHOLE CONC PAVEMENT
DS ELEV. = 873.82 BRICK PAVEMENT STORM UE BARRIER CURB BARRIER CURB 871.63
x BRICK PAVEMENT
ELEV. = 873.68 872.86 873.01 871.89 B-BOX/SERV
873.58 873.57 CONC PAVEMENT
PAL
Fnc Crnr Fnc Crnr GROUND SHOT BARRIER CURB 871.69
ELEV. = 873.55 DECIDUOUS 12" 873.60 GROUND SHOT 872.22
ELEV. = 873.60 872.84 872.98 872.39 EDGE BIT PAVE
BENCH EX Storm C-Basin GAS METER E GROUND SHOT ST LIGHT
873.26 STORM
MER
ELEV. = 872.96 x DOWNSPOUT
ELEV. = 873.46 BRICK PAVEMENT 0.00
STEP 873.74 873.58 873.86 DEP CURB
873.21 BARRIER CURB 872.42 872.00
ELEV. = 873.51 BUILDING COR 873.48 BOLLARD 873.32 E CONC PAVEMENT
CO
BRICK PAVEMENT 873.78 TEL PED E WATER STORM CB 872.29
BENCH 872.01
CONC PAVEMENT 873.93 873.42 CONC PAVEMENT CONC PAVEMENT
ELEV. = 873.32 141-18 873.54 872.10
URT
E
STEP BOLLARD BARRIER CURB CONC PAVEMENT 872.38
ELEV. = 873.58 EDGE BIT PAVE
EX Electric Pedistal
ELEV. = 873.61
AC
ELEV. = 873.78
ELEV. = 873.44
STEP
ELEV. = 873.35
x
EX Telephone Pedistal
873.53
DOWNSPOUT
873.54
873.96
BUILDING COR E
EX. STORM CB 873.49
CONC PAVEMENT
872.59
872.27
CONC PAVEMENT
ET 872.09
TRE
BUILDING COR 873.61 R=872.42 UE
ELEV. = 873.15 I=868.40, W (12"RCP) SET MAG 872.35 DEP CURB
CONC PAVEMENT
T
I=867.71, E (12"RCP) 873.18 EX. STORM MH. CONC PAVEMENT
EX Cable TV Pedestal 873.62 UE R=872.60
C
ELEV. = 873.07 E I=869.06, N (4"PVC)
AC CONC PAVEMENT
I=867.05, E,W (12"RCP)
STEP ELEV. = 873.26 Fnc Crnr 872.60 872.54
873.65
ND
ELEV. = 873.47 ELEV. = 873.19 CONC PAVEMENT 873.24 STORM MH FLOWLINE
873.67 CONC PAVEMENT 872.64
BLDG 873.58 873.83
S
DS CONC PAVEMENT GROUND SHOT CURB INLET 872.62
ELEV. = 873.31 ELEV. = 873.48 BARRIER CURB 873.49
873.97 CONC PAVEMENT EDGE BIT PAVE
873.62
T CONC PAVEMENT BARRIER CURB 873.83
E
T
873.87 BARRIER CURB EX. STORM INLET
BARRIER CURB R=872.64
ECO
873.86 874.18
1 POST SIGN-STOP I=866.74, W,N & S (12"RCP)
BARRIER CURB
EX Telephone Pedistal STEP
ELEV. = 873.14 873.97 873.85
ELEV. = 872.94 BARRIER CURB
EX Electric Pedistal BUILDING COR
EX Telephone Pedistal
ELEV. = 873.18 ELEV. = 873.02
873.25
N. S
873.36
CONC PAVEMENT CONC PAVEMENT
873.43 873.37
CONC PAVEMENT CONC PAVEMENT
873.52
DEP CURB
EX. SAN. MH.
873.41 R=873.71
877.57 EDGE BIT PAVE I=862.85, E (8")
BUILDING COR 873.71 I=862.67, N (8")
SAN MH
877.56 873.95 873.66
1' OS CL ROAD 873.64
EDGE BIT PAVE DEP CURB
874.51
BUILDING COR
875.08
BUILDING COR
PRINTED:2/1/2019 10:14:57 AM
Date Revision By
EXISTING TOPOGRAPHIC SURVEY
Egyptian Theatre Improvements
700 WEST LOCUST ST., BELVIDERE, ILLINOIS 61008 CHECKED BY: MLP DRAWN BY: DW
PHONE: (815) 547-8435, FAX: (815) 544-0421 DATE: 02/01/19 DATE: 02/01/19 Sheet
ILLINOIS DESIGN FIRM NO. 184-001260 G:\FILES\DEKALB COUNTY\DEKALB\4676 Egyption Expansion Survey
Services\CURRENT PROJECT\4679 BASE-COLOR.dwg 1of 1
sharp
architects
inc.
EXISTING TWO-STORY
STRUCTURE
421 Grove Street, Unit B
MH
E
RM
ST O
EX . 0 .0 5 P) CB
7 "RC RM
R = 8 6 . 1 5 , E W (1 2 C P ) ST O
6
I= 8 6 . 1 5 , S W ( 6 "
R EX . 3 .5 9
7
6
I= 8 6 . 0 5 , N R = 8 0 . 5 0 , S ( 4" )
7
I = 8 9 . 79 , N E ( 4" )
SHARP ARCHITECTS INC.
6
I= 8 6
I = 8 9 . 79 , S
6
I= 8
DeKalb, IL 60115
BIN
GE
CITY OF DEKALB
RBA
GA
t: 815-517-1050 f: 815-401-0001
CITY OF DEKALB
.
MH
RM
. ST O VC
)
)
EX 2 .6 0 ( 4" P "RC P
7
R = 8 9 . 0 6 , N ,W ( 1 2 ST O
6
I= 8 7 . 0 5 , E EX . 2
7
6 R=8
PALMER COURT
I= 8 6
CITY OF DEKALB
CB I= 8
RM CB
ST O P) RM
X . 6 "R C ST O P)
E
73 .
6 (12 C P ) EX . 2 .4 2 "RC
R = 8 8 . 9 0 , S ( 1 2 "R ( 12 C P )
CITY OF DEKALB
7
6
I= 8 8 . 6 5 , E R = 8 8 . 4 0 , W ( 1 2 "R
CITY OF DEKALB
CB 6 6
I= 8 7 . 7 1 , E
RM ) I= 8
ST O RC P 6
CITY OF DEKALB
E X . 0 . 3 0 E (1 2 " I= 8
CITY OF DEKALB
= 8 7 , N
65
R 27
66.
I= 8
57
RK
MA
CH
BE N 52
7 . T
87 DO
NT
PAI B OL T
B .
N. E T B A S
E
TR B LIG
H
TR RM
C B
ST O
EX . 2 . 96
7
R= 8 9 . 6 , N
6
I= 8
EXISTING SINGLE-STORY
STRUCTURE
T
C
NT
LSON URA
WI STA
A RY E RE
M D
LSI D
HIL N 2N
E
121
60 T
59
C
58 EL D GERACE
56
T
E
A M GERACE
DEKALB, ILLINOIS
LN HIGHWAY
EXISTING TWO-STORY T E
STRUCTURES THY J MOORE
GHWAY E LINCOLN HIGHWAY
N
EXISTING ALLEY PLAN 0' 10' 20'
1 1" = 10'-0" SCALE: 1" = 10'
EXISTING TWO-STORY
STRUCTURE
EGYPTIAN THEATRE ADDITION
MH
E
RM
ST O
EX . 0 .0 5 P) CB
7 "RC RM
R = 8 6 . 1 5 , E W (1 2 C P ) ST O
= 8 6 5 , S 6 " R EX . 3 .5 9
I
66.
1 W( 7
R = 8 0 . 5 0 , S ( 4" )
I= 8 6 . 0 5 , N 7
I= 8
6 I = 8 9 . 79 , N E ( 4" )
6
I = 8 9 . 79 , S
6
I= 8
CITY OF DEKALB
RAMP
PROPOSED ADDITION EL. 1' - 1 1/2"
CITY OF DEKALB
DN
.
PRESERVATION OF THE EGYPTIAN THEATRE
MH
EL. 2' - 2 1/2" . ST O
RM
VC
)
)
EX 2 .6 0 ( 4" P "RC P
7
R = 8 9 . 0 6 , N ,W ( 1 2 ST O
6
I= 8 7 . 0 5 , E EX . 2
7
6 R=8
PALMER COURT
I= 8 6
CITY OF DEKALB
CB I= 8
RM CB
ST O CP) RM P)
.
E X 3 . 6 6 ( 1 2 "R P ) . ST O "RC
7 C E X 2 ( 12 C P )
R = 8 8 . 9 0 , S ( 1 2 "R 72 .
4
CITY OF DEKALB
6
I= 8 8 . 6 5 , E R = 8 8 . 4 0 , W ( 1 2 "R
CITY OF DEKALB
CB 6 6
I= 8 7 . 7 1 , E
RM ) I= 8
ST O RC P 6
CITY OF DEKALB
E X . 0 . 3 0 E (1 2 " I= 8
CITY OF DEKALB
8 7 N
R= 6. 27 ,
65
6
I= 8
135 NORTH 2ND STREET
57
RK
9x20 CH
MA
LOADING
BE N 52
. HILLSIDE
87 7 T D O T
ZONE
N
PAI B OL T 9x20
B .
N. E T B A S
E
TR B LIG
H
9x20 LOADING
PROJECT:
TR 9x20 RM
CB LOADING ZONE
ST O
LOADING EX . 2 . 96
7 ZONE
R= 8 9 . 6 , N
PROPOSED ZONE PROPOSED I= 8
6
TRASH ENCLOSURE TRASH ENCLOSURE EXISTING SINGLE-STORY
STRUCTURE
T
EXISTING T
AN
C
N
TRANSFORMER SO TAUR
EXISTING AND PROPOSED ALLEY
ENCLOSURE WIL
RY RES
MA SIDE D
L
HIL N 2N
E
121
60 T
59
C
EXISTING TWO-STORY
STRUCTURES58 EL D GERACE
56
T
LAYOUT
E
A M GERACE
LN HIGHWAY
T E
THY J MOORE
GHWAY E LINCOLN HIGHWAY
SHEET TITLE:
N
0' 10' 20'
CONCEPT ALLEY PLAN
2 1" = 10'-0"
SCALE: 1" = 10'
REVISIONS
02-07-2019FOR REVIEW
ISSUED
PROJECT NO.
1902
A1
AIR INTAKE SHAFT
27' - 11 1/2"
STORAGE
20' - 4"
MECHANICAL
UP
AIR INTAKE SHAFT
STAIR
4' - 4"
11' - 0" 33' - 8" 52' - 4"
N
0' 4' 8' 16'
A2.0 BASEMENT CONCEPT PLAN
EGYPTIAN THEATRE ADDITION 2/6/2019
DEKALB, ILLINOIS
SHARP ARCHITECTS INC. 125. N. FIRST STREET, SUITE D DEKALB, IL 60115 815-517-1050 WWW.SHARPARCHITECTSINC.COM
MAIN LEVEL FOYER
MAIN LOBBY
JANITOR
CHAIR CHAIR CHAIR CHAIR
CART CART CART CART CONCESSIONS ATM
DRINKING
AIR INTAKE SHAFT
FOUNTAIN
27' - 11 1/2"
WOMEN WOMEN STORAGE / RECEIVING 20' - 4"
MENS
RAMP
STAIR
AIR INTAKE SHAFT
4' - 4"
APRPOX.
11' - 0" 33' - 8" 52' - 4" 8' - 0" 10' - 4" 5' - 0"
N
0' 4' 8' 16'
A2.1 FIRST FLOOR CONCEPT PLAN
EGYPTIAN THEATRE ADDITION 2/6/2019
DEKALB, ILLINOIS
SHARP ARCHITECTS INC. 125. N. FIRST STREET, SUITE D DEKALB, IL 60115 815-517-1050 WWW.SHARPARCHITECTSINC.COM
AIR SHAFT
UP
LIGHT LIGHT DN DN
VESTIBULE VESTIBULE
EL. 11' - 2"
DN MEZZANINE FOYER
JANITOR
DRINKING
FOUNTAIN
CONCESSIONS
STORAGE EXPANDED 18' - 11 1/2"
FOYER
WOMEN MEN
SUPPLY AIR
SHAFT
37' - 1 3/4"
N
0' 4' 8' 16'
A2.2 MEZZANINE CONCEPT PLAN
EGYPTIAN THEATRE ADDITION 2/6/2019
DEKALB, ILLINOIS
SHARP ARCHITECTS INC. 125. N. FIRST STREET, SUITE D DEKALB, IL 60115 815-517-1050 WWW.SHARPARCHITECTSINC.COM
N
0' 4' 8' 16'
A2.3 ROOF CONCEPT PLAN
EGYPTIAN THEATRE ADDITION 2/6/2019
DEKALB, ILLINOIS
SHARP ARCHITECTS INC. 125. N. FIRST STREET, SUITE D DEKALB, IL 60115 815-517-1050 WWW.SHARPARCHITECTSINC.COM
A3.0 SOUTH ELEVATION
EGYPTIAN THEATRE ADDITION 2/6/2019
DEKALB, ILLINOIS
SHARP ARCHITECTS INC. 125. N. FIRST STREET, SUITE D DEKALB, IL 60115 815-517-1050 WWW.SHARPARCHITECTSINC.COM
ADDITION PARAPET ADDITION PARAPET
27' - 6" 27' - 6"
ROOF AT ADDITION
24' - 0"
MEZZANINE LEVEL MEZZANINE LEVEL
11' - 2" 11' - 2"
FIRST FLOOR LOBBY LEVEL
1' - 2"
T. FDN 1 AT ADDITION T. FDN 1 AT ADDITION
5' - 0"
T. FND 2 AT ADDITION 5' - 0"
T. FND 2 AT ADDITION
3' - 4" 3' - 4"
A3.1 EAST & WEST ELEVATIONS
EGYPTIAN THEATRE ADDITION 2/6/2019
DEKALB, ILLINOIS
SHARP ARCHITECTS INC. 125. N. FIRST STREET, SUITE D DEKALB, IL 60115 815-517-1050 WWW.SHARPARCHITECTSINC.COM
A4.1 VIEW FROM THE SOUTHWEST
EGYPTIAN THEATRE ADDITION 2/6/2019
DEKALB, ILLINOIS
SHARP ARCHITECTS INC. 125. N. FIRST STREET, SUITE D DEKALB, IL 60115 815-517-1050 WWW.SHARPARCHITECTSINC.COM
A4.2 PERSPECTIVE FROM THE WEST
EGYPTIAN THEATRE ADDITION 2/6/2019
DEKALB, ILLINOIS
SHARP ARCHITECTS INC. 125. N. FIRST STREET, SUITE D DEKALB, IL 60115 815-517-1050 WWW.SHARPARCHITECTSINC.COM
A4.3 PERSPECTIVE FROM THE EAST
EGYPTIAN THEATRE ADDITION 2/6/2019
DEKALB, ILLINOIS
SHARP ARCHITECTS INC. 125. N. FIRST STREET, SUITE D DEKALB, IL 60115 815-517-1050 WWW.SHARPARCHITECTSINC.COM