Planning & Zoning Commission

DEKALB PLANNING AND ZONING COMMISSION AGENDA JULY 6, 2020 6:00 P.M. **NEW LOCATION** DeKalb Public Library Yusunas Meeting Room 309 Oak Street DeKalb, Illinois 60115 PLANNING AND ZONING COMMISSION MEETING Please Note: On March 16, 2020, Illinois Governor JB Pritzker issued executive order 2020- 07 which declared that during the duration of the Gubernatorial Disaster Proclamation pertaining to the coronavirus outbreak, “the provisions of the Open Meetings Act, 5 ILCS 120/1, et seq. (the “OMA”), requiring or relating to in-person attendance by members of a public body are suspended. Specifically, (1) the requirement in 5 ILCS 120/2.01 that ‘members of a public body must be physically present’ is suspended; and (2) the conditions in 5 ILCS 120/7 limiting when remote participation is permitted are suspended.” The executive order further states that when a public meeting is considered necessary by the governing body, “public bodies are encouraged to provide video, audio, and/or telephonic access to meetings to ensure members of the public may monitor the meeting, and to update their websites and social media feeds to keep the public fully apprised of any modifications to their meeting schedules or the format of their meetings due to COVID- 19, as well as their activities relating to COVID-19.” This executive order has been extended by subsequent executive orders through the pendency of this meeting. On Friday June 12, 2020, Public Act 100-0640 became effective law. Public Act 100-0640 amends the OMA to allow public bodies, subject to certain conditions, to (1) conduct meetings by audio or video conference without the physical presence of a quorum of the members of the public body; and (2) provide alternative arrangements for members of the public to attend said meetings. Due to the COVID-19 emergency, the City of DeKalb has determined that it may be necessary to conduct meetings by audio or video conference without the physical presence of a quorum and provide alternative arrangements for members of the public to attend said meetings. The City of DeKalb has taken prudent steps to assure that virtual Commission member attendance and public access are satisfied within the intent of the Governor’s executive orders, Public Act 100-0640 and other applicable law. Citizens wishing to view the meeting from home or elsewhere can tune in to Channel 14 or by following the link provided here. Accommodations have been made for citizens to comment on a topic listed on the agenda (or a topic not listed on the agenda) by clicking on the link provided here. Comments will be read by the Commission Chair at the appropriate time during the meeting. Assistive services available upon request. Hearing assistance devices are available in the Information & Technology Office, which is located to the right, just before entering Council Chambers. Planning and Zoning Commission Agenda July 6, 2020 Page 2 of 2 A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. June 17, 2020 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – A petition by DeKalb First Methodist Church for approval of a zoning map amendment, upon annexation, from the “SFR1” Single-Family Residential District to the “PD-R” Planned Development – Residential District, approval of an amendment to Ordinance 94-74, and approval of a concept plan to allow for the construction of an approximately 7,730 sq. ft. church and accessory uses on approximately 16 acres of property located along the west side of N. Annie Glidden Road across from the DeKalb County Health Facility Campus. 2. Public Hearing – A petition by Municipal Resolutions on behalf of First National Bank of Omaha for approval of a variance to Article 13.06.04 of the Unified Development Ordinance in order to incorporate a 40 sq. ft. electronic changeable copy sign on an existing legal non-conforming ground sign at the First National Bank of Omaha located at 121 W. Lincoln Highway. F. REPORTS G. ADJOURNMENT Planning and Zoning Commission June 17, 2020 Page 1 of 6 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION June 17, 2020 The Planning and Zoning Commission held a Meeting on June 17, 2020, at the City of DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. Chair Max Maxwell called the meeting to order at 6:00 PM. Chair Maxwell stated he wanted to thank everyone for being here tonight. He mentioned for those attending the meeting room has been set up to meet the CDC recommended distancing guidelines and the Executive Order from the Governor. A. ROLL CALL Recording Secretary Aaron Walker called the roll. Planning and Zoning Commission members present were: Chair Maxwell, Ron Klein, Jerry Wright, Trixy O’Flaherty, and Steve Becker. Vice Chair Christina Doe and Commissioner Vicki Buckley were absent. Principal Planner Dan Olson was present representing the City. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Maxwell requested a motion to approve the June 17, 2020, agenda as presented. Ms. O’Flaherty motioned to approve the agenda as presented. Mr. Klein seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES 1. June 3, 2020 – Chair Maxwell requested a motion to approve the June 3, 2020, minutes as presented. Ms. O’Flaherty motioned to approve the minutes as presented. Mr. Klein 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 – A petition by DeKalb CUSD #428 to amend the special use permit approved by Ordinance #2017-31 to extend the time frame for a modular classroom to remain on the site at 1121 School Street (Littlejohn Elementary School). Planning and Zoning Commission June 17, 2020 Page 2 of 6 Tammy Carson, Director of Facility Operations for DeKalb School Districts, advised three years ago they petitioned to add a modular classroom to Littlejohn Elementary School due to increased enrollment. She advised the modular classroom was split into two separate rooms that housed music classes and the library. She noted students from different grades rotate in and out of the classrooms all day. She stated enrollment has not decreased since the original petition for the modular classroom and the school district is asking for an extension. Ms. Carson advised a comment was received by staff regarding the petition from a neighbor at 1039 N. 13th St. She noted the complaint was not directed towards the modular classroom but was regarding the landscaping along the resident’s property line next to the school. She advised she walked the property with the School District grounds keeper and will remedy the issue by the following week. Mr. Klein questioned if Ms. Carson had spoken to the complainant yet. She advised she had not made contact but will do so once the landscaping is corrected. Principal Planner Dan Olson went over the staff report dated June 12, 2020. He advised the School District was requesting approval of a petition to amend the special use permit approved by Ordinance 2017-31. He advised in 2001, the City had initially granted a special use permit for the placement of a modular classroom in the same general location. He noted the classroom stayed on site for approximately 10 years and was removed in 2011. He stated the School District requested in 2017 to have the modular classroom placed back on the site based on the enrollment. The modular classroom was restricted to a three- year period in the special use permit issued for the site. Mr. Olson advised the modular classroom is approximately 70’ x 24’ and is located just to the south of the hard-surfaced play area west of the school building. He noted the modular classroom is constructed of a wood-based siding and there is a handicap accessible entrance on the north side of the structure. He advised the Unified Development Ordinance requires 62 parking spaces and the school currently has 72 parking spaces, including 3 handicap parking spaces. In conjunction with the approval in 2017, Mr. Olson noted the School District added site lighting along the west side of the school building to illuminate the playground area and screened the trash dumpster in compliance with the UDO. Mr. Olson advised staff recommends the modular classroom be allowed to stay on the site for no longer than three (3) years. He noted an annual inspection is conducted on the modular classroom and a Temporary Facility Permit is issued by the DeKalb County Regional Office of Education. Planning and Zoning Commission June 17, 2020 Page 3 of 6 Mr. Olson stated several Citizen Response Forms were received by staff. He advised Jason Leverton, of 1221 N 13th Street, indicated he does not support the proposal due to safety concerns and lack of unity of school operations. Mr. Olson stated a response form was also received from Tom Dickman, of 1105 N 13th Street, indicating support for the proposal if the School District has good reason for the modular classroom. He advised another response form was received from Frank and Patricia Andrlik, of 836 N 11th Street, noting support for the project as long as students and teachers are not in danger and the modular classroom is clean and in good working order. Finally, Mr. Olson advised an email was received from Katherine Goshko, of 1039 N 13th St, with concerns regarding landscaping and maintenance of school grounds next to her property. Mr. Olson advised staff recommend approval of the amendment to the special use permit and allow the continuation of the modular classroom on the subject site for three more years. He stated the classroom will allow the school district to service the educational needs of the community, which promotes the public health, safety, and general welfare of the City. Chair Maxwell gave the public an opportunity to speak. There were none. Chair Maxwell gave the Commissioners a chance to speak. Mr. Becker stated it seems the School District is just putting a band-aid on a long-term issue with increased enrollment. He questioned what the School District’s long-term resolution is. Tammy Carson advised there is a bubble of high enrollment in grades 4-5. She advised in the up coming years; enrollment is projected to decrease as that bubble moves through the higher grades. Mr. Becker questioned how the School District handles safety measures for the modular classroom for events like tornado warnings and thunderstorms. Ms. Carson advised they do not leave students inside the modular classroom and they are brought back into the main school building if there are any tornado warnings or other safety concerns. Mr. Maxwell questioned if there is any anchoring of the modular classroom to secure the building in case of a tornado. Ms. Carson advised she did not see anything on the original plans for the modular classroom, but she will check with the classroom provider. Ms. O’Flaherty stated she did not have any questions, but she lives in the same neighborhood as Littlejohn School and never had any issues with the modular Planning and Zoning Commission June 17, 2020 Page 4 of 6 classroom. She advised she would still prefer a permanent solution, but the current modular classroom is not a detriment to the area. Mr. Wright questioned what the projection for enrollment is and what work will be needed to support that enrollment once this three-year period is over. She stated enrollment is projected to decrease and there may not be a need for a modular classroom, and they could bring their students back into the main building. She stated the library inside the main building now houses support staff due to the increased enrollment from the past couple of years. She noted, with decreased enrollment, they may be able to convert the space back into a library. Ms. Carson advised with the projected decreased enrollment, they may be able to redistrict their schools to provide the best options and opportunities for their students. Mr. Wright questioned if there are other schools that have lower enrollment and if Littlejohn is unique in its increased enrollment. Ms. Carson advised Littlejohn is a three-section elementary school, meaning they have three first grade classes, three second grade classes, and so on. She noted with the space Littlejohn has, it would typically be a two-section school. Ms. Carson advised they do not have open classrooms anywhere at any of their schools, which brings in the need for the modular classroom. Mr. Wright questioned if there are any contingency plans in case enrollment keeps increasing against their projections. Ms. Carson advised multiple options have been investigated. She advised based on where the growth is occurring, an addition could be added to one of their schools. She noted this would cost anywhere from 5 million to 10 million dollars. She advised another option would be to redistrict the schools to be grade specific. She stated instead of having multiple Kindergarten – 5th grade schools, there would be one Kindergarten – 2nd grade and one 3rd grade – 5th grade school. She advised nothing has been decided, but the school district has discussed contingency plans. Mr. Maxwell questioned if it was wise to rent out Cheseboro School if there are current issues with increased enrollment. He noted when Roberts Elementary was given to NIU, it was detrimental to the school district. Ms. Carson advised there are many obstacles to operating out of Cheseboro School. She noted there is no playground, no food serving area, and they are landlocked. She advised Cheseboro does not accommodate a full two section school, which is the School District’s baseline for operating elementary schools. Mr. Maxwell advised he agrees a 5-million to 10-million-dollar addition may not be viable, but if the School District has space at Cheseboro, it should be utilized. Ms. Carson advised the School District has discussed utilizing Cheseboro. She advised the renovation cost would be 3 million dollars, which Planning and Zoning Commission June 17, 2020 Page 5 of 6 would be entirely on the School District to pay. By renting out Cheseboro the tenant (Menta Group) would be responsible for a large portion of the renovation costs. Ms. Carson noted most of the growth is on the north side of town, while Cheseboro is on the south side. Mr. Maxwell questioned what renovations would be required for Cheseboro. Ms. Carson advised the property is in a state of disrepair. She noted Cheseboro had an open concept plan, which walls were put up randomly and not all the way up to the ceiling. She advised they would require a new ceiling, lighting, sprinkler system, bathrooms, and flooring. Mr. Maxwell inquired how the tenant is going to occupy Cheseboro when so many renovations need to be completed. Ms. Carson advised the tenant and school district will be splitting the renovation costs. She noted the necessary work was put on hold due to COVID-19. Mr. Maxwell noted NIU enrollment has been decreasing and they have several vacant buildings. He questioned whether the school district has contacted NIU to try and recapture Roberts Elementary or another vacant building. Ms. Carson advised discussions between the superintendent and NIU have taken place, but nothing has been finalized. Chair Maxwell gave the public one more opportunity to speak. There was none. Mr. Wright moved that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of an amendment to Ordinance 2017-31 to extend the time frame for a modular classroom to be located at 1121 School St. (Littlejohn Elementary School) as shown on the attached Exhibit A, subject to the following condition: 1. The modular classroom may remain on the subject site in the location as shown on Exhibit A for no more than three (3) years of the date of approval of the Ordinance granting the amendment and shall, on or before said date, be removed from the property. At such time, the surface beneath the modular classroom shall be restored to a pre-installation, grassed condition. Mr. Klein seconded the motion. A roll call vote was taken. Mr. Klein – yes, Mr. Becker – yes, Ms. O’Flaherty – yes, Mr. Wright – yes, Chair Maxwell – yes. Motion was passed 5-0-2. Ms. Buckley and Vice Chair Doe were absent. Planning and Zoning Commission June 17, 2020 Page 6 of 6 F. REPORTS Mr. Olson advised the next meeting would be July 6, which will be the first meeting at the DeKalb Library - Yusunas Meeting Room. He noted there will be two hearings. He advised the first hearing will be for First United Methodist Church who is looking to relocate on 16 acres of property along the west side of North Annie Glidden Road. He stated the second hearing will be for First National Bank (121 W. Lincoln Highway) requesting a sign variance for a digital display sign. Mr. Olson advised on June 8 the City Council approved on first and second reading the petition by John Pappas for the Isaac Tower Suites off Sycamore Road. He also noted the City Council approved on first reading the rezoning of 421 Grove Street with the second reading up for a vote on June 22. G. ADJOURNMENT Mr. Becker motioned to adjourn, Ms. O’Flaherty seconded the motion, and the motion was approved by unanimous voice vote. The Planning and Zoning Commission Meeting adjourned at 6:31PM.  STAFF REPORT July 2, 2020 TO: Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: Zoning Map Amendment, Upon Annexation, from the “SFR1” Single-Family Residential District to the “PD-R” Planned Development – Residential District to allow for the construction of a Church and Accessory Uses along the West Side of N. Annie Glidden Road (DeKalb First United Methodist Church) I. GENERAL INFORMATION A. Purpose Construction of 7,730 sq. ft. church and accessory uses B. Owner/Applicant Stephen Storey/DeKalb First United Methodist Church C. Location and Size West side of N. Annie Glidden Road, across from the DeKalb County Health Facility Campus/Approx. 16 acres D. Existing Zoning and Land Use “PD-R” Planned Development Residential District and A-1 (Unincorporated); Agricultural E. Surrounding Zoning and Land Use North: A-1 (Unincorporated); agricultural South: A-1 and SFR1; church, agricultural East: PD-R; DeKalb County Health Facility Campus, church West: PD-R; townhomes, single-family F. Comprehensive Plan Designation Low Density Single-Family Residential II. BACKGROUND AND ANALYSIS Request/Background DeKalb First United Methodist Church is proposing to relocate from their 4th St. and Oak St. location to 15.87-acre site along the west side of N. Annie Glidden Road across from the DeKalb County Health Facility Campus. Part of the site (9.33 acres) is currently in the City and zoned PD-R and the other portion (6.54 acres) is in unincorporated DeKalb County. The 9.33 acres was annexed to the City in 1994 (Via Ordinance 94-74) as part of the Eden’s Gardens Subdivision development and was a means to provide contiguity to the existing City limits at the time. The request involves the approval of a zoning map amendment, upon annexation, from the “SFR1” Single-Family Residential District to the “PD-R” Planned Development – Residential District for the property not currently in the City and for approval of an amendment to Ordinance 94-74 for the property that is already annexed. The request also involves approval of a concept plan, plat of roadway dedication and waivers to the Unified Development Ordinance (UDO) for building height, landscaping, minimum street standards and parking lot standards. The 15.87-acre property stretches from N. Annie Glidden Road to eastern edge of the Eden’s Garden development. The proposed church building and parking lot will be located at the eastern portion of the property they are purchasing. The church will be approximately 7,730 sq. ft. and include a 203-seat sanctuary, classrooms, coffee/lounge area, administrative offices and a kitchen. Access will be provided from N. Annie Glidden Road across from the existing access into the DeKalb County Health Facility Campus. The right-of-way for Beautiful Gate Drive will be dedicated to the City with the approval of the project, however the road will not be constructed at this time. The road will be extended once development occurs to the north of the subject site or if the subject site is further subdivided. The concept plan indicates a Phase 2 layout that adds more parking and provides for another access to N. Annie Glidden Road. The City has been working with the church for a couple of years regarding the site plan and other development issues. We have worked out a draft annexation agreement with the church prior to the submittal of the annexation and rezoning petitions. The agreement was a working document between staff and the church so they were able to determine what the general requirements for developing the site would be. A traffic analysis was conducted in 2018 and indicated that an additional right turn lane will not be needed to handle existing and future traffic generation from the church. A northbound left turn lane at the church’s entrance at N. Annie Glidden Road is warranted and re-striping will have to occur. The study also concluded a traffic signal at the entrance and N. Annie Glidden Road was not warranted. Page 2 of 8 For churches’ the UDO requires one parking space for every four seats in the sanctuary. There will be 203 seats in the sanctuary, which equates to 56 required parking spaces. A total of 65 parking spaces are provided on the concept plan in the Phase I development. A stormwater detention basin is provided on the site to the northwest of the church building. Water will be extended from the existing main along N. Annie Glidden Road and sanitary sewer will be brought to the church from the eastern edge of Eden’s Garden at Beautiful Gate Drive. A Final Plan, meeting the UDO requirements, will be required to be submitted prior to any building permits being issued for the site. The Final Plan will be reviewed by City staff and will not be required to be reviewed by the Planning and Zoning Commission as long as the Plan is in substantial conformance with the Concept Plan. Waivers to the UDO The applicant is requesting waivers to the UDO regarding building height, landscaping, minimum street standards and parking lot standards and are summarized below. Building Height – Article 5.13.07(3)(3) and Article 7.02 The church will have a steeple, which will be at a total height of 86 feet. The UDO does allow an increase in building height for church steeples; however, it cannot exceed the zoning height regulations in which it is located by more than 20%. The maximum height in the highest density residential district is 45 feet, which would allow a building height of 54 feet after applying the 20% increase. The UDO also requires structural projections over the maximum height level to have an additional one-foot setback for each two feet the structure is over the maximum height level. The steeple is 32 feet (86’-54’) over the maximum height allowed, which equates to a required minimum front yard setback of 41 feet (additional setback of 16 feet onto the 25-foot front yard setback required in residential districts). The church will be setback about 52 feet to the north property line and 250-300 feet away from N. Annie Glidden Road ROW, which far exceed the additional setback required. The setbacks to the south property and west property line are substantial also and meet the minimum requirements. The height waiver is justified as the proposed church will not be in close proximity to any residences and is an integral part of the architecture of the church. Landscaping – Article 12.04 The applicant is requesting a waiver to the requirement of berming in the front yard along N. Annie Glidden Road and the Beautiful Gate Drive right-of-way. The church is also requesting to allow a reduction in the quantity of shade trees and shrubs along the interior and rear yards of the parking lot and in the interior of the parking lot. The UDO requires berming (3’ height minimum) along public roadways adjacent to parking lots. The applicant is proposing landscaping along N. Annie Glidden Road that meet the UDO minimum requirements regarding shade trees and shrubs, however no berming is proposed. The parking lot will be about 80 feet away from the N. Annie Glidden Page 3 of 8 Rd. right-of-way so berm would not provide effective screening as much as the shade trees and shrubs. In addition, there is no berm in front of the Northern Illinois Korean Church and the County Health Facility has a meandering berm but is a much larger development. Trees, shrubs and a small berm is proposed along the right-of-way of the future Beautiful Gate Drive. As noted before Beautiful Gate Drive will not be constructed with the development of the church. A waiver to reduce the landscaping along the south and west property lines is also requested and justified since there is no development to the south of the site (future parking is also proposed in this area) and the nearest homes to the west are over 1,000 feet away. Landscaping in the parking lot and in front of the church building is proposed, however does not meet the minimum requirements. The church does plan to install additional landscaping in the future through memorial donations and plans to have a fully landscape church campus in the future. Minimum Street Standards – Article 9.03 and Article 12.03.6(a) The applicant is requesting a waiver for the access from N. Annie Glidden Road that is in the right-of-way of Beautiful Gate Drive to not have curb and gutter. The concept plan shows a 36-foot-wide access into the site, which would provide enough width for an entrance lane and a right turn and left turn lane. Once Beautiful Gate Drive is extended, a full street profile would be provided with curb and gutter. The waiver is justified since the proposed access will only serve the church at this time. Parking Lot Standards Article 12.03.6(a) The applicant is also requesting there be no curbing at the perimeter of the parking lot. Future parking is proposed to the south, so installing curbing along the south side of the phase 1 parking lot would not be advised. Adequate drainage will be provided for water coming off the parking lot surface. Curbs are proposed around the four landscape islands in the interior of the parking lot as shown on the Concept Plan and Landscape Plan. It should be noted that curbing is not provided around the parking lot at the Northern Illinois Korean Church or at New Hope Missionary Baptist Church. III. STANDARDS FOR ZONING MAP AMENDMENT 1. The proposed rezoning conforms to the Comprehensive Plan, or conditions have changed to warrant the need for different types of land uses in that area. The proposed rezoning is appropriate considering the length of time the property has been vacant, as originally zoned, and taking into account the surrounding areas trend in development. The 2005 Comprehensive Plan recommends Single-Family Residential for the subject site. A church is a special use in the SFR1 District. The proposed plan meets the intent of the Comprehensive Plan and there are two other churches in the immediate area. Page 4 of 8 2. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. The rezoning of the subject property to PD-R provides the opportunity to more directly shape the development, use and appearance of this property in accordance with the City’s Comprehensive Plan. The Planned Development allows the developer and the City the flexibility to agree to a site plan and standards that meets the needs of the site. The proposed rezoning request and development are in compliance with the Unified Development Ordinance, except for the waivers noted in the staff report. The proposal also meets the General Standard requirements for a Planned Development as described in Article 5.13.07 of the UDO. 3. The proposed rezoning will not have a significantly detrimental effect on the long-range development of adjacent properties or adjacent land uses. The proposed rezoning will not have a detrimental effect on the adjacent properties or land uses as it entitles the subject property to a use of the property that is complementary with the adjacent area. There are two other churches in the immediate area. The Northern Illinois Korean Church is located along the east side of N. Annie Glidden Road just south of the site and New Hope Missionary Baptist Church is located just south of the subject property along Twombly Road. The dedication of right-of-way for the future extension of Beautiful Gate Drive will allow adjacent properties to develop. 4. The proposed rezoning constitutes an expansion of an existing zoning district that, due to the lack of undeveloped land, can no longer meet the demand for the intended land uses. The subject property is currently zoned “A1” Agricultural in DeKalb County and PD-R in the City of DeKalb. Expanding the entire property to “PD-R” zoning will allow for a well- designed project and the flexibility to develop the property in a manner that will complement the surrounding area and meet the needs of the church. 5. Adequate public facilities and services exist or can be provided. Adequate public services will be provided to the subject property. Sanitary sewer will be extended from the Eden’s Garden development and water will be connected from an existing main along N. Annie Glidden Road. The subject property lies within adequate service areas for other City services, such as police and fire protection. IV. PUBLIC INPUT The City received a Citizen Response Form from James and Kathy Maciorowski of 1377 Omega Circle Drive indicating they do not support the proposal. There was no reasoning or comments provided with the form from the Maciorowski’s. We also received an e-mail from Bertrand Simpson of 2570 Soros Ct. mentioning a concern if Beautiful Gate Drive Page 5 of 8 was extended with the proposal. City staff responded to the e-mail indicating that Beautiful Gate Drive would not be extended with the development of the church. Finally, we received a letter from Karen and Sam Baker of 1230 Omega Circle Drive and from the Eden’s Garden management company indicating a concern about stormwater drainage from the church site. The City responded mentioning the church will be providing their own stormwater detention pond that will handle the stormwater for their site. Prior to construction of the church they will be required to submit a Final Plan and stormwater calculations showing they meet the requirements in the City’s Unified Development Ordinance. V. CONCLUSIONS AND RECOMMENDATION The proposed request will allow the church to construct a new facility that will accommodate their immediate and future needs. The well-designed project allows for flexibility by the applicant to develop the property in a manner that will complement the surrounding area and meet the needs of the church. The staff’s recommendation is to approve, and a sample motion has been prepared. Sample Motion: Based upon the submitted petition and testimony presented, I move the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a zoning map amendment, upon annexation, from the “SFR1” Single-Family Residential District to the “PD-R” Planned Development – Residential and approval of an amendment to Ordinance 94-74 to allow for the construction of an approximately 7,730 sq. ft. church and accessory uses for approximately 16 acres of property located along the west side of N. Annie Glidden Road across from the DeKalb County Health Facility Campus. Approval is also recommended for a concept plan, architectural elevation, landscape plan and plat of dedication described in Exhibit A and approval of the Planned Development Standards described in Exhibit B. Page 6 of 8  Exhibit A Concept Plan and Plat of Dedication • Concept Plan prepared by Saavedra Gehlhausen Architects dated November 15, 2018. • Architectural Elevations prepared by Saavedra Gehlhausen Architects dated May 2018 • Landscape Plan received on May 22, 2020. • Plat of Dedication for Roadway and Utility Purposes dated April 22, 2020 and prepared by W.E. Hanna Surveyors. Page 7 of 8  Exhibit B Planned Development Standards Permitted Uses: A church with accessory uses including a future storage building and pavilion. Bulk Regulations/Landscaping/Parking: Setbacks, building lines, site coverage, building dimension limitations, height restrictions, parking, landscaping and other similar restrictions and regulations shall meet those standards as set forth in the “PD-R” District of the Unified Development Ordinance, unless otherwise approved in these standards. Road Improvements: The property owners shall not have to pay for any improvements to the proposed Beautiful Gate Drive including, but not limited to, curbs, gutters, storm sewers, water mains, water services, and roadway materials unless the property is subdivided into multiple lots and developed by the property owners or its assignee, in which case the costs shall be borne by the respective property owner or assignee who is developing the property. Final Plans: Submittal of Final Plans for the property shall be reviewed and approved by the City staff prior to issuance of a permit for construction of the church and shall be in substantial compliance with the approved Concept Plan. Approval of the Final Plan will not require approval by the City’s Planning and Zoning Commission or City Council unless there is a major change to the Concept Plan, as determined by the City Manager. Waivers to the Unified Development Ordinance: The following waivers to the Unified Development Ordinance are granted: 1. Article 5.13.07(3)(e) and Article 7.02 to allow a church steeple to be at a height of 86 feet as shown on the Architectural Elevations incorporated in Exhibit A. 2. Article 9.03 and Article 12.03.6(a) to waive the requirement for the access from N. Annie Glidden Road to have curb and gutter. Page 8 of 8 3. Article 12.03.6(a) to waive the requirement for the parking lot to have perimeter curbs, except curbs shall be provided around the four landscape islands in the parking lot as shown on the Concept Plan and Landscape Plan incorporated in Exhibit A. This waiver is conditioned upon all storm water runoff being captured on the pavement surface and conveyed in an efficient and direct manner to the storm water detention area as reviewed and approved by the City Engineer. 4. Article 12.04 to waive the requirement for a berm to be located in the front yard along N. Annie Glidden Road and the right-of-way of the future Beautiful Gate Drive; allow a reduction in quantity of shade trees and shrubs along the interior and rear yards of the parking lot and in the interior of the parking lot, all as shown on Landscape Plan incorporated in Exhibit A. Page 9 of 8 EXHIBIT A EXHIBIT A EXHIBIT A EXHIBIT A NORTHERN ILLINOIS KOREAN CHURCH NEW HOPE MISSIONARY BAPTIST CHURCH 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 Monday, July 6, 2020 at 6:00 p.m. in the Yusunas Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by DeKalb First United Methodist Church for approval of a zoning map amendment, upon annexation, from the “SFR1” Single-Family Residential District to the “PD-R” Planned Development – Residential District for the property described below in Legal A and approval of an amendment to Ordinance 94-74 for the property described below in Legal B. The requests are for the approval of a concept plan and waivers to the Unified Development Ordinance for building height, landscaping, minimum street standards and parking lot standards to allow for the construction of an approximately 7,730 sq. ft. church and accessory uses for approximately 16 acres of property located along the west side of N. Annie Glidden Road across from the DeKalb County Health Facility Campus. The subject property contains Parcel Identification Number (PIN) 08-09-400- 018 and a portion of PIN 08-09-400-017 and is legally described below. Legal A THAT PART OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHWEST CORNER OF SAID NORTHEAST QUARTER; THENCE NORTHERLY ALONG THE WEST LINE OF SAID NORTHEAST QUARTER, 300.00 FEET TO A POINT OF BEGINNING; THENCE CONTINUING NORTHERLY 211.08 FEET; THENCE EASTERLY AT AN ANGLE OF 90 DEGREES 02 MINUTES 11 SECONDS MEASURED COUNTERCLOCKWISE FROM SAID WEST LINE 849.87 FEET TO A POINT OF CURVATURE; THENCE EASTERLY 175.78 FEET ON A CURVE TO THE LEFT HAVING A RADIUS OF 700.00 FEET TO A POINT OF REVERSE CURVE; THENCE EASTERLY 193.46 FEET ON A CURVE TO THE RIGHT HAVING A RADIUS OF 770.00 FEET TO A POINT OF TANGENCY; THENCE EASTERLY 77.22 FEET TO THE EAST LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTHERLY AT RIGHT ANGLE TO THE LAST DESCRIBED COURSE, 257.17 FEET; THENCE WESTERLY AT AN ANGLE OF 90 DEGREES 00 MINUTES 26 SECONDS MEASURED COUNTERCLOCKWISE FROM THE LAST DESCRIBED COURSE 1292.56 FEET TO THE POINT OF BEGINNING, ALL IN DEKALB TOWNSHIP, DEKALB COUNTY, ILLINOIS. Legal B THAT PART OF THE NORTHEAST QUARTER OF THE SOUTHEAST QUARTER OF SECTION 9, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL DESCRIBED AS FOLLOWS: BEGINNING AT THE SOUTHWEST CORNER OF SAID NORTHEAST QUARTER; THENCE NORTHERLY ALONG THE WEST LINE OF SAID NORTHEAST QUARTER, 511.08 FEET; THENCE EASTERLY AT AN ANGLE OF 90 DEGREES 02 MINUTES 11 SECONDS MEASURED COUNTERCLOCKWISE FROM SAID WEST LINE 849.87 FEET TO A POINT OF CURVATURE; THENCE EASTERLY 175.78 FEET ON A CURVE TO THE LEFT HAVING A RADIUS OF 700.00 FEET TO A POINT OF REVERSE CURVE; THENCE EASTERLY 193.46 FEET ON A CURVE TO THE RIGHT HAVING A RADIUS OF 770.00 FEET TO A POINT OF TANGENCY; THENCE EASTERLY 110.22 FEET TO THE EAST LINE OF SAID SOUTHEAST QUARTER; THENCE SOUTHERLY AT RIGHT ANGLE TO THE LAST DESCRIBED COURSE, ALONG SAID EAST LINE, 557.17 FEET TO THE SOUTH LINE OF SAID NORTHEAST QUARTER; THENCE WESTERLY AT AN ANGLE OF 90 DEGREES 00 MINUTES 26 SECONDS MEASURED COUNTERCLOCKWISE FROM THE LAST DESCRIBED COURSE, ALONG SAID SOUTH LINE, 1325.71 FEET TO THE POINT OF BEGINNING, ALL IN DEKALB TOWNSHIP, DEKALB COUNTY, ILLINOIS, EXCEPT FOR THE PART OF THE PROPERTY DECRIBED IN LEGAL A. 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, 164 E. Lincoln Highway, DeKalb, Illinois, 60115 by 4:00 p.m. on Monday, July 6, 2020, by e-mail to dan.olson@cityofdekalb.com or the Online Public Comment Submission Form at https://www.cityofdekalb.com/FormCenter. Further information regarding the petition is available from the Community Development Department at (815) 748-2070 or on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings. Max Maxwell, Chair DeKalb Planning and Zoning Commission From: Karen baker To: Olson, Dan Cc: Nicklas, Bill; Gill, Zac Subject: Re: FW: Zoning Response Date: Tuesday, June 30, 2020 5:20:40 PM Attachments: image001.png [NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Thank you very much for your response. K On 06/30/2020 4:31 PM Olson, Dan <dan.olson@cityofdekalb.com> wrote: Karen, Thanks for your e-mail. The church will be providing their own stormwater detention pond (see attached map- red circle) that will handle the stormwater for their site. Prior to construction of the church they will be required to submit stormwater calculations showing they meet the requirements in the City’s Unified Development Ordinance. Our City Engineer will review the stormwater plan and calculations to ensure they are complying with City codes. I have cc: our City Engineer in this e-mail. A copy of your letters will be provided to the church and the Planning and Zoning Commission. If you have any other questions, please contact me. Dan Olson | Principal Planner City of DeKalb | 164 E. Lincoln Highway | DeKalb, IL 60115 Phone: 815-748-2361 Email: dan.olson@cityofdekalb.com | Website: www.cityofdekalb.com From: Karen baker Sent: Tuesday, June 30, 2020 2:54 PM To: Olson, Dan <Dan.Olson@CITYOFDEKALB.com>; Subject: Zoning Response [NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Dear Mr. Olson, Attached please find two responses to the proposed construction of the First United Methodist Church. While neither party is opposed to the construction of the church, we have concerns regarding the planned construction, if any, of retention ponds for the church. Thank you for your consideration in advance.   Karen Baker Disclaimer: This is a transmission from the City of DeKalb that is confidential and proprietary. If you are not the intended recipient, copying or distributing the contents of this message is expressly prohibited. If you have received this message in error, please destroy it and notify the City immediately. This email is the property of the City of DeKalb and the City reserves the right to retrieve and read any message created, sent or received, including the right to monitor messages of City employees or representatives at any time, without notice. Freedom of Information Act Requests should be submitted on the City’s website at http://www.cityofdekalb.com/. Do Not Forget That The 2020 Census Is Right Around The Corner. For More Information On How You Can be Counted visit https://www.census.gov/partners/2020.html From: Olson, Dan To: Bertrand Simpson Cc: Aquanette Simpson Subject: RE: First United Methodist Church Date: Saturday, June 20, 2020 9:21:00 PM Bertrand, Thanks for the e-mail. Beautiful Gate Drive will not be extended with the development of the church. The property (right-of-way) for the road will be dedicated, but the road will not go through at this time. Future development north of the proposed church will likely require the extension of the road to Annie Glidden Road. I will provide a copy of your e-mail to the Planning and Zoning Commission and the applicant. Dan Olson Principal Planner City of DeKalb 815-748-2361 From: Bertrand Simpson < > Sent: Friday, June 19, 2020 4:16 PM To: Olson, Dan <Dan.Olson@CITYOFDEKALB.com> Cc: Aquanette Simpson < > Subject: First United Methodist Church [NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Greetings. Our home is near to the proposed new church. Our only concern, at this point, has to do with whether or not this development will include, or lead to, Beautiful Gate Dr. opening up the thru traffic? As you may be aware, the long standing nature of the quiet enjoyment of our neighborhood, will suffer, if we are subjected to such traffic. We look forward to your response. Thank you.  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT July 2, 2020 TO: DeKalb Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: Sign Variance –121 W. Lincoln Highway – First National Bank of Omaha I. GENERAL INFORMATION A. Purpose The addition of an electronic changeable copy sign (electronic message center) on an existing legal non-conforming ground sign B. Location/Size 121 W. Lincoln Highway/1 acre C. Petitioner Karen Dodge of Municipal Resolutions on behalf of First National Bank of Omaha D. Existing Zoning “GC” General Commercial District E. Existing Land Use Administrative Offices for Bank F. Surrounding Zoning and Land Use North: “MFR1” Multi-Family Residences South: “GC” Various Commercial Uses East: “GC” and “CBD” Various Commercial Uses West: “GC” Various Commercial Uses G. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The petitioner is requesting a variance to Article 13.06.04 of the Unified Development Ordinance (UDO) in order to incorporate a 40 sq. ft. double-faced electronic changeable copy sign (electronic message center) on an existing legal non-conforming ground sign at the First National Bank of Omaha administrative offices located at 121 W. Lincoln Highway. The existing ground sign is legal non-conforming in relation to height and size. The existing sign is 29’ 5 1/2'” high and a total of 102 sq. ft. in size and was constructed in the 1980’s. Per the UDO, the maximum size allowed for a ground sign for one tenant is 10 feet in height and 50 sq. ft. in size. The applicant proposes to replace the face of the existing sign and add an electronic message center to the sign that will be 40 sq. ft. or about 40 percent of the overall sign size. The proposed electronic changeable copy sign (electronic message center) will be 10 MM Color Daktronics with LED Lighting. The sign will similar in colors and lighting intensities as the digital display sign that was installed for Clinton Rosette Middle School earlier this year. The technology is such that lettering can be any combination of colors, however being a bank, their marketing efforts will be fairly conservative. On March 23, 2020 the City Council approved several amendments to the sign regulations including allowing electronic changeable copy signs with a sign permit as long as the sign met the requirements in the UDO. Electronic changeable copy signs had previously been prohibited in the UDO and only allowed with a special use permit or through a Planned Development process. Another amendment to the UDO was to allow an applicant to apply for a sign variance if they needed a waiver from the regulations. The new regulations for electronic changeable copy signs state the signs shall not exceed 50 percent of the permitted maximum sign area of a ground sign or 40 sq. ft., whichever is less. The existing bank sign is non-conforming in size (102 sq. ft. – 50 sq. ft. allowed) and height (29.5 feet – 10 feet allowed), therefore a variance is needed. The UDO amendments regarding electronic changeable copy signs also included a minimum of five (5) seconds between message changes, limits on message movements and transitions and lighting limitations. The applicant has indicated in their supporting documentation they will comply with all the regulations for electronic changeable copy signs in the UDO. The petitioner notes in their submittal, they are requesting the electronic message center in order to establish communication with customers and the community similar to the First Midwest Bank (130 W. Lincoln Hwy.) to the south of the site. In 2012, the City approved a special use permit for National Bank and Trust (now First Midwest Bank) for an electronic changeable copy sign to be placed on the northeast corner of the building. The sign was 36.5 sq. ft. and there were several operational conditions added to the permit. There is another ground sign that serves the First National Bank of Omaha branch office just to the west of the site. The sign is about 50 sq. ft. and 10 feet in height and only displays the time and temperature. There are other pole signs to the west of the site along W. Lincoln Highway that exceed the 10-foot height maximum and are similar in height to the subject sign. The other pole signs include American Liquors (159 W. Lincoln), Shell Page |2 Gas Station (175 W. Lincoln) and Los 3 Burritos (185 W. Lincoln). The petitioner did provide images of other electronic changeable copy sign for the bank in other communities including Sycamore and Sandwich. It should be noted the UDO does allow ground signs associated with buildings having two or more tenants be up to 75 sq. ft. and 30 feet in height. III. FINDINGS OF FACT FOR VARIATIONS The request has been reviewed using the criteria regarding variances stated in Article 18, Section 18.03.03 of the UDO, titled “Findings of Fact,” as follows: 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of that district. The existing sign is allowed to continue per the regulations for legal non-conforming signs in the UDO. There has been a trend for businesses to transition from manual changeable copy signs to electronic changeable copy signs (electronic message center) in order to convey their message. The City has granted four special use permits for electronic changeable copy signs since 2016 including two for schools, one for a church and one for an automobile dealer. In 2012, the City approved a special use permit for National Bank and Trust (now First Midwest Bank), located directly to the south of the subject site, for an electronic changeable copy sign to be placed on the northeast corner of the building. 2. The extraordinary or exceptional conditions of the property, requiring the request for the variance, were not caused by the applicant. The sign was constructed in the 1980’s and met the sign regulations at the time. In addition, the ownership of the bank has changed since the construction of the sign. The evolving technology of digital display signs has changed, and they have become more necessary and desirable for businesses to convey their message. A bank directly south of the subject site was permitted an electronic changeable copy sign in 2012. 3. The proposed variance will alleviate a peculiar, exceptional, or undue hardship, as distinguished from a mere inconvenience or pecuniary hardship. The existing sign was constructed in the 1980’s per the City’s regulations at the time. The City recently approved several amendments to the sign regulations including allowing electronic changeable copy signs with a sign permit as long as the sign meets the requirements in the UDO. There has been a trend for businesses to transition from manual changeable copy signs to electronic changeable copy signs (electronic message center) in order to convey their message. The City has granted four special use permits for electronic changeable copy signs since 2016 including two for schools, one for a church and one for a car dealer. 4. The denial of the proposed variance will deprive the applicant of the use of Page |3 his/her property in a manner equivalent to the use permitted to be made by the owners of property in the immediate area. The sign was constructed in the 1980’s meeting the sign regulations as the time. In 2012, the City approved a special use permit for National Bank and Trust (now First Midwest Bank) for a 36.5 sq. ft. electronic changeable copy sign to be placed on the northeast corner of the building. The City has granted four special use permits for electronic changeable copy signs since 2016. Denial of the proposed variance will deprive the applicant the use if their property in a manner equivalent to the First Midwest Bank to the south of the site across W. Lincoln Highway. 5. The proposed variance will result in a structure that is appropriate to and compatible with the character and scale of structures in the area in which the variance is being requested. The First Midwest Bank directly to the south of the subject site (130 W. Lincoln Highway) has an electronic changeable copy sign on the building. In addition, there are other pole signs to the west of the site along W. Lincoln Highway that exceed the 10-foot height maximum and are similar in height to the subject sign. The other pole signs include American Liquors (159 W. Lincoln), Shell Gas Station (175 W. Lincoln) and Los 3 Burritos (185 W. Lincoln). 6. The proposed variation will not impair and adequate supply of light and air to adjacent property; unreasonably increase the congestion in public streets, increase the danger of fire or endanger the public safety, unreasonably diminish or impair established property values within the surrounding area or in any other respect impair the public health, safety, comfort, morals, or welfare of the inhabitants of the City of DeKalb. The existing sign was constructed in the 1980’s and has not been detrimental to the surrounding area or diminished property values. The sign is in good condition and the addition of an electronic message center will not impair the public health, safety, comfort, morals, or welfare of the surrounding area or the City of DeKalb. IV. PUBLIC INPUT The City received an email from Valerie Flynn of 200 W. Locust St. objecting to the variance request. A copy of the e-mail is provided in the Commission’s packet. V. RECOMMENDATION Per the UDO, decisions to approve or deny variances lie solely with the Planning and Zoning Commission. Page |4 Sample Variation Motion: Based on the submitted petition, testimony presented and findings of fact, I move that the Planning and Zoning Commission approve a variance to Article 13.06.04 of the Unified Development Ordinance in order to allow a 40 sq. ft. electronic changeable copy sign (electronic message center) on an existing legal non-conforming ground sign at the First National Bank of Omaha located at 121 W. Lincoln Highway as shown on the sign detail dated 6-4-20 and labeled as Exhibit A. Page |5  Aurora Sign Co.,Inc 2019 19'-10" 10'-10" EMC DATED 6-4-20 3'-8" EMC 5'-2" REPLACEMENT FACES INCLUDING EMC - 2 REQUIRED PRODUCE AND INSTALL REPLACEMENT FACES FOR EXISTING SIGN. ALL COPY TO BE APPLIED FIRST SURFACE. EXHIBIT A EMC TO BE 10MM COLOR DAKTRONICS. COMMUNICATION TO BE VIA BROADBAND. SEE SCHEDULE A. SCALE - 3/8" = 1' 29’-5 1/2” INSTALLATI0N INSTRUCTIONS 24’-3 1/2” Top of sign REMOVE EXISTING FLEX FACES. Bottom of sign INSTALL NEW FACES IN SAME CABINET. INSTALL EMC IN LOCATION SHOWN. CONNECT TO ELECTRICAL SERVICE MANUFACTURE AND INSTALL PER TO BE PROVIDED BY OTHERS PRIOR TO INSTALL. INDUSTRY STANDARDS. ALL SIGNS REMOVED MUST BE DESTROYED. SCHEDULE A NOTES: GT6X 10MM COLOR OUTSIDE FRAME: 61½" X 19' 9½" PIXEL MATRIX 108 X 324 OPENING: 55½" X 19' 3½" CABINET SIZE 4’ 2” H X 11’ 1” L 3" RETAINERS VIEWING AREA 3’ 8” H X 10’ 10”’ L DOUBLE FACE PROVIDE 4" EXTRA MATERIAL ON EACH SIDE CHARACTER HEIGHT 2.8” LINE SPACING 10.16 MM (0.4”) 1100 Route 34 Prepared For:FIRST NATIONAL BANK Address: Drwg: 200032 Sheet: 1 Design Date: 11/26/19 LANDLORD APPROVAL SIGNATURE TITLE: 121 W. LINCOLN HIWAY Aurora, Illinois 60503 Rev 1: 630 898 5900 office Location Name: City/State: DATE: 630 898 6091 fax DEKALB, IL 60115 Rev 2: PRINT NOTE: THIS DRAWING IS THE PROPERTY OF AURORA SIGN CO. IT IS NOT TO BE REPRODUCED, COPIED, OR EXHIBITED IN ANY FASHION WITHOUT WRITTEN CONSENT FROM AURORA SIGN CO. CHARGES OF UP TO $2000.00 WILL BE ASSESSED FOR ANY MIS-USE OF THESE DRAWINGS. Aurora Sign Co.,Inc 2019 Sign Location 1100 Route 34 Prepared For:FIRST NATIONAL BANK Address: Drwg: 200032 Sheet: Design Date: 6/4/20 LANDLORD APPROVAL SIGNATURE TITLE: 121 W. LINCOLN HIWAY Aurora, Illinois 60503 Rev 1: 630 898 5900 office Location Name: City/State: DATE: 630 898 6091 fax DEKALB, IL 60115 Rev 2: PRINT NOTE: THIS DRAWING IS THE PROPERTY OF AURORA SIGN CO. IT IS NOT TO BE REPRODUCED, COPIED, OR EXHIBITED IN ANY FASHION WITHOUT WRITTEN CONSENT FROM AURORA SIGN CO. CHARGES OF UP TO $2000.00 WILL BE ASSESSED FOR ANY MIS-USE OF THESE DRAWINGS. SANDWICH 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 Monday, July 6, 2020 at 6:00 p.m. in the Yusunas Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by Karen Dodge of Municipal Resolutions on behalf of First National Bank of Omaha for approval of a variance to Article 13.06.04 of the Unified Development Ordinance in order to incorporate a 40 sq. ft. electronic changeable copy sign (electronic message center) on an existing legal non-conforming ground sign at the First National Bank located at 121 W. Lincoln Highway. The existing ground sign is legal non-conforming in relation to height and size. The subject site has Parcel Identification Numbers of 08-22-278-033 and 08-22-278-032 and 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, 164 E. Lincoln Highway, DeKalb, Illinois, 60115 by 4:00 p.m. on Monday, July 6, 2020, by e-mail to dan.olson@cityofdekalb.com or the Online Public Comment Submission Form at https://www.cityofdekalb.com/FormCenter. Further information regarding the petition is available from the Community Development Department at (815) 748-2070 or on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings. Max Maxwell, Chair DeKalb Planning and Zoning Commission From: Valerie Flynn To: Olson, Dan Subject: variance for First National Bank sign Date: Wednesday, July 01, 2020 9:01:21 AM [NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] My husband and I own the property at 200 W Locust St., a single family residence in an historic neighborhood directly north of the intended sign. I do not support the variance for two reasons. The first is that over the years I have seen the positive impact that zoning and other improvements have had on downtown DeKalb, and a sign of this sort is inconsistent with those efforts, and it decreases the attractiveness of the downtown area.   The second concern is the impact on my own property, which is directly north of the sign location. I expect that this sign will be have a visual impact from my second story balcony and bedrooms, especially during the winter when the trees are not leafed out. Many residents in this neighborhood have invested heavily in maintaining these historic homes and neighborhood. The only benefit of this sign is to First National Bank, not to the downtown or surrounding residential areas.   Thank you for considering my concerns. Valerie Flynn