Planning & Zoning Commission
Regular MeetingDeKalb, IL · December 7, 2020
Minutes
Planning and Zoning Commission
December 7, 2020
Page 1 of 9
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
December 7, 2020
The Planning and Zoning Commission held a meeting on December 7, 2020, at the
DeKalb Public Library in the Yusunas Meeting Room located at 309 Oak Street, DeKalb,
Illinois. Chair 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
Principal Planner Dan Olson called the roll. Planning and Zoning Commission
members present were: Ron Klein, Steve Becker, Trixy O’Flaherty, Jerry Wright,
Bill McMahon, Vice Chair Doe and Chair Maxwell. No members were absent.
Principal Planner Dan Olson and City Manager Bill Nicklas were present
representing the City of DeKalb.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Maxwell requested a motion to approve the December 7, 2020, agenda as
presented. Ms. O’Flaherty motioned to approve the agenda as presented. Vice
Chair Doe seconded the motion, and the motion was approved by unanimous
voice vote.
C. APPROVAL OF MINUTES
1. November 16, 2020 – Chair Maxwell requested a motion to approve the
November 16, 2020, minutes as presented. Mr. Klein motioned to approve the
minutes as presented. Mr. Wright 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 Safe Passage Inc. for approval of a zoning map
amendment from the “CBD” Central Business District to the “PD-C” Planned
Development Commercial District and approval of a preliminary development
plan to accommodate a new two-story 42,00 square foot building which will
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December 7, 2020
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contain an emergency shelter, counseling services, administrative offices,
outdoor playground and other accessory uses for the property located at 217
Franklin St.
Mary Ellen Schaid, representing Safe Passage, advised she is the Executive
Director of Safe Passage. She stated they have been looking for a new location
for the past five years. She advised Safe Passage is one of the only programs
in the area that serve victims of domestic abuse, sexual assault, human
trafficking, and other types of abuse.
Ms. Schaid stated Safe Passage currently operates a 30-bed shelter, which is
comprised of five buildings along S. 4th St. Prospect St. and S. 5th St. She noted
the shelter consists of an apartment building and four offsite apartments where
they provide transitional housing. She advised the program primarily serves
women and children, but also serve men. She noted they provide counseling
services throughout the community and also provide a significant amount of
public and prevention education in the schools throughout DeKalb County.
Ms. Schaid said when she first walked into the Safe Passage shelter, she
immediately knew the building was inadequate for the services they needed to
provide. She mentioned the shelter is an old farmhouse, which consists of five
bedrooms and 1.5 bathrooms. She said they have bunk beds in each of the
bedrooms due to the lack of space and have to turn away 15-20 people a month
due to the lack of adequate facilities. Ms. Schaid stated having Safe Passage
spread throughout five different buildings isn’t ideal and is inefficient for their
programs.
Ms. Schaid mentioned the new building will consolidate their services to one
location and provide cohesiveness. She stated Safe Passage serves
approximately 1,000 people each year, with a budget of 2.5 million dollars and
are primarily grant funded by the federal government.
Ms. Schaid advised Safe Passage looked at several different properties to
relocate to, but when the former DeKalb Clinic site became available, they
immediately purchased it. She noted they sent out an RFP for the project and
chose Pappas Development to construct their new building.
Ms. Schaid stated there will be 18 parking spaces on site for clients and Safe
Passage has been in contact with the church (St. George Greek Orthodox
Church) regarding using their 32-space parking lot across Franklin St. She
stated the church does not use their parking lot during the week. She stated
Safe Passage’s current facility only has about 12 parking spaces and many of
the employees have to park on the street or in the alley. She noted the parking
arrangement at the new facility will be a huge improvement. Ms. Schaid said
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December 7, 2020
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the new facility will be able to accommodate a maximum of 60 people, which is
double of their current facility.
Chair Maxwell questioned if they will be maintaining their old facility or if Safe
Passage will be completely move to the new facility. Ms. Schaid advised they
will be maintaining the old shelter (transitional housing building) for the time
being, but their plan is to sell as many buildings as they can.
Mr. Klein questioned if the parking lot to the south of the subject site was owned
by the DeKalb Clinic or the church (St. George Greek Orthodox Church). Mr.
Olson advised it was originally owned by the DeKalb Clinic, but is currently
owned by the church. Mr. Klein questioned what will happen if the negotiations
with the church don’t work out.
Principal Planner Dan Olson went through the staff report dated December 3,
2020. He advised the property is currently zoned “CBD” Central Business
District and the petitioner is requesting the property be rezoned to “PD-C”
Planned Development Commercial District. He stated Safe Passage is
currently located in six buildings along S. 4th St., Prospect St. and S. 5th St. and
offers a variety of services and programs for abuse victims.
Mr. Olson advised the new two-story facility will be approximately 42,000 sq. ft.
and have 24 separate bedrooms to serve up to 65 individuals. He stated the
building will include a full kitchen, administrative offices, therapy and counseling
spaces, as well as a variety of other accessory uses.
Mr. Olson stated access to the facility will be provided from the same locations
that served the DeKalb Clinic including entrances along South 2 nd St., Franklin
St., and South 3rd St. He noted the South 2nd Street access will be for deliveries
and donation drop offs. He mentioned the new facility will have more green
space than the DeKalb Clinic site due to the addition of an outside play area.
Mr. Olson mentioned the church (St. George Greek Orthodox Church) did
provide a letter for tonight’s Commission meeting advising they are in
negotiations with Safe Passage for the use of their parking lot. He noted in the
staff recommendation, a condition was added requiring a parking agreement
be finalized prior to occupancy of the new facility.
Mr. Olson said there are 18-parking spaces on subject site for clients and
employees. He stated the church across the street will provide 32 parking
spaces if approval is granted. He mentioned there is an abundance of public
parking in the area including 82 parking spaces in the Vaugh Parking Lot
located to the northwest of the subject site and 3-hour street parking for
approximately 20 vehicles along S. 2nd and S. 3rd Streets.
Planning and Zoning Commission
December 7, 2020
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Mr. Olson advised per the UDO the subject site is located in an area of
downtown that does not require on-site parking. He added, however, the
amount of parking already on site cannot be decreased. He stated DeKalb
Clinic had approximately 60 spaces, and Safe Passage is looking for a waiver
to bring the amount of parking spaces down to 18. He advised staff
recommends approval of the waiver due to the decrease in traffic compared to
the DeKalb Clinic, the nearby public parking available, and the pending parking
agreement between Safe Passage and the church.
Mr. Olson mentioned an 8” sanitary sewer that runs through the middle of the
site will be rerouted to the west and south along S. 2nd St. He stated a funding
request will be coming to the City Council on December 28 that will involve an
equal contribution from the petitioner, City, and the Kishwaukee Water
Reclamation District to cover the cost of the sewer re-location.
Mr. Olson stated the DeKalb Police Department was asked if they had any
concerns with Safe Passage’s current and proposed location. He noted the
Police Department indicated they did not have any safety concerns with the
existing or new location. He mentioned Safe Passage and the Police
Department have work together closely in the past and have a good
relationship. Mr. Olson added the facility will have enhanced security measures
that will include cameras and a fenced area for people entering the shelter.
Mr. Olson advised the DeKalb Clinic site hasn’t been operational in
approximately 10 years and the addition of Safe Passage will be a benefit to
the community. He noted the rezoning will be complementary to neighboring
properties in the area.
Mr. Olson mentioned the City received an email from Corey Gallon, owner of
316 South 2nd Street, indicating he does not support the proposal. Mr. Gallon’s
e-mail indicates he supports the cause but does not believe the rezoning will
be beneficial to the neighborhood. Mr. Olson advised a second email was
received from Chris Cosentino with the Cosentino Law Firm (213 and 217 S.
2nd St.) who indicated support for the proposal but had a concern about the
availability of on-street parking in front of their offices.
Mr. Olson said staff recommends approval, which does not include approval of
the architectural elevations at this time. He noted the recommendation to
approve is subject to the preliminary development plan, Planned Development
Standards, and submittal of the Final Development Plan prior to any permits
being issued for the site.
Chair Maxwell gave the public an opportunity to speak.
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December 7, 2020
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David Hughes, of 305 S. 3rd St., expressed his concern for the parking
arrangement. He mentioned with 60 bedrooms and 30-35 employees, there
could be over 90 people at the property at any given time, well exceeding the
18 spaces on site and 32 spaces at the church. Mr. Olson clarified there are 24
bedrooms that can accommodate approximately 65 people. Mr. Hughes noted
with residents living in the shelter, there will be more overnight parking than the
DeKalb Clinic had.
Mr. Hughes questioned information found on the application compared to what
was stated earlier. He advised the DeKalb Clinic was not vacant for the past 10
years and he has never seen any homeless people using the building. He
mentioned the number of children being housed in the shelter will be a burden
to the school district and taxpayers. Chair Maxwell added many of the families
that receive assistance from Safe Passage are already DeKalb residents and
it should not greatly impact taxpayers.
Ms. Schaid advised most of the children that stay at the shelter are younger
than school age. She also noted if children come from the surrounding areas,
such as Sycamore, they have the choice of going to school in Sycamore or
DeKalb.
Mr. Hughes was concerned the people served by Safe Passage will bring the
issues from their communities, including a tax burden and crime. Chair Maxwell
clarified that Safe Passage already serves all of DeKalb County and is mostly
federally funded. Ms. Schaid reiterated Mr. Maxwell’s statement.
Mr. Hughes questioned if the City of DeKalb’s Crime Free Housing program
would apply to Safe Passage as well. Mr. Olson advised it would not, as the
Crime Free Housing program is for rental properties and not transitional
housing. Mr. Hughes questioned if there were any government regulations that
would oversee Safe Passage. Mr. Olson advised Safe Passage would still have
to follow all the standard building codes and pass all required building
inspections.
Chair Maxwell gave Commission members an opportunity to speak.
Mr. McMahon asked Ms. Schaid to expand on the enhanced security features
mentioned previously. She advised their new building will have locked doors
with keycard access only and several cameras. She noted Safe Passage has
been in communication with the City of DeKalb Police Department to possibly
install an alarm system that will directly notify the Department of any
emergency. She added in the six years she’s has worked with Safe Passage,
there has never been an issue where the offender of a crime has come on site.
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December 7, 2020
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Chair Maxwell questioned if the number of employees onsite is consistent
throughout the week. He had concerns if staffing levels on weekends were the
same as during the week and the church parking lot being full. Ms. Schaid
responded there are very few staff members working during the weekends.
Mr. Klein questioned if Safe Passage has received any complaints in the past
from neighbors or citizens regarding their property or practices. Ms. Schaid
advised they haven’t received any complaints from neighbors and most
probably don’t even know they are there.
Vice Chair Doe inquired if Safe Passage had a back-up plan for parking if the
negotiations with the church fall through. Ms. Schaid advised they do not have
a back-up plan for parking currently, but she strongly believes the negotiations
will be successful. She advised if it does fall through, they are not required to
have parking on-site. Vice Chair Doe questioned what happens if the parking
agreement falls through. Mr. Olson responded one of the conditions of the
approval is for Safe Passage to provide a signed parking agreement with the
church before they can occupy the building.
Mr. Becker advised he believes this is a great location for Safe Passage due to
nearby transit and other community services in the area. He stated, however,
he had concerns with parking even if the agreement with the church goes
through. He advised he has been to several funerals at the neighboring church
and the parking lot is completely full and even spills out onto the street. He
questioned what Safe Passage will do when the church has events or funerals
during the week.
John Pappas, representing Pappas Development, advised he is a member of
the church and there are approximately 30-40 members. He noted he doesn’t
believe there will be more than 1-2 funerals per year and for those days they
will have to adjust, but it will not be an issue. He stated he was very confident
Safe Passage will come to an agreement with the church and parking won’t be
an issue.
Mr. Becker questioned if the church would have priority access to the parking
lot. Ms. Schaid advised staff would park off-site if the church needed to use the
parking lot.
Mr. Pappas added Safe Passage is trying to be as friendly to the surrounding
neighborhood as possible. He noted the development footprint will have 35%
greenspace and stated Safe Passage will adjust what they need to help the
community, including parking.
Chair Maxwell advised he received a Citizen Response Form from Mary Lou
Hughes of 305 S. 3rd Street. She stated she is against the proposal and had
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December 7, 2020
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concerns with conflicting statements in the application and the legal notice
regarding the number of rooms and beds available. She mentioned her
concerns with a drop in property values due to being in proximity to a shelter.
Mr. Wright questioned if the parking spaces at the new facility is approximately
the same as the number of spaces they currently have throughout their current
facilities. Ms. Schaid advised she doesn’t know how many spaces they have
currently but noted they don’t have much traffic coming and going from Safe
Passage. She stated if their clients have a car, they will keep those on site and
require their employees to park offsite.
Mr. Wright questioned if there was a discussion on whether some of the green
space should be used for parking. Ms. Schaid advised they decided to have
more greenspace due to the availability of the parking lot across the street.
Ms. O’Flaherty moved the Planning and Zoning Commission forward its
findings of fact and recommend to the City Council approval of the rezoning of
subject site at 217 Franklin St. from the “CBD” Central Business District to the
“PD-C” Planned Development Commercial District and approval of a
preliminary development plan as listed in Exhibit A to accommodate an
emergency shelter, counseling services, administrative offices, outdoor
playground and other accessory uses subject to the standards listed in Exhibit
B and subject to staff comments listed in Exhibit C.
Mr. Klein seconded the motion.
A roll call vote was taken. Mr. Klein – Yes, Ms. O’Flaherty – Yes, Mr. Becker –
Yes, Mr. Wright - Yes, Mr. McMahon – Yes, Vice Chair Doe – Yes, Chair
Maxwell – Yes. Motion Passed 7-0-0.
2. Final Plat of Resubdivision – A petition by Kevin Theisen for approval to
resubdivide Lot 3 of Hamrick’s Subdivision into two lots located at 1100 S. 7 th
Street (Final Plat of Theisen Resubdivision).
Kevin Theisen advised he was the owner of Standard Roofing located at 1100
S. 7th Street. He stated on February 21st, 2020, a fire destroyed his entire
business that was located on the subject site and he is unable to rebuild the
company from the ground up.
Mr. Theisen stated he plans on taking the current 2-acre lot and divide it into
two 1-acre lots. He said he plans on constructing a new building on the southern
lot but doesn’t exactly know what it’s use will be. He added he plans on selling
or developing the northern lot, depending on any offers or inquiries.
Planning and Zoning Commission
December 7, 2020
Page 8 of 9
Principal Planner Dan Olson went over the staff report dated December 3,
2020. Mr. Olson advised the intent is to resubdivide the current lot into two lots.
He stated the property is zoned Light Industrial and the proposed resubdivision
will accommodate future commercial uses. He noted a 20 ft. easement is
proposed along the common lot line for utilities and drainage. He mentioned
staff is working on a private easement with the owner and the KWRD due to a
sanitary sewer line that runs through the northern lot to the prior building.
Chair Maxwell gave Commission members an opportunity to speak.
Ms. O’Flaherty moved that the Planning and Zoning Commission recommend
approval of the Final Plat of Theisen Resubdivision dated 12-1-20 prepared by
Hanna Surveyors as shown on Exhibit A.
Mr. Klein seconded the motion.
A roll call vote was taken. Mr. Klein – Yes, Ms. O’Flaherty – Yes, Mr. Becker –
Yes, Mr. Wright - Yes, Mr. McMahon – Yes, Vice Chair Doe – Yes, Chair
Maxwell – Yes. Motion Passed 7-0-0.
2. Final Plat of Subdivision – A petition by DeKalb 343 LLC for approval to
subdivide approximately 148 acres of land along Gurler Road for the Ferarra
Candy Co. (Final Plat of Subdivision – ChicagoWest Business Center).
Jerry Krusinski, representing DeKalb 343 LLC, advised this is a 3-lot
subdivision of the Ferarra campus along Gurler Road. He stated the parcels
are divided between the distribution center, the pack center, and a future
expansion area for Ferrara.
Principal Planner Dan Olson went over the staff report dated December 3,
2020. He reiterated the three lots would be created to accommodate the
distribution center, pack center, and future expansion area. He noted an access
easement is proposed along the east end of Lot 2 for the benefit of Lot 3 and a
20-foot public utility easement is planned along Gurler Road. He stated the
distribution center and pack center, lots 1 and 2 respectively, are planned for
occupancy in early 2021.
Mr. Olson said there will be a separate sanitary easement with the Kishwaukee
Water Reclamation District, which is being worked out between the District and
property owner and will be established separately. He noted staff has reviewed
the plat and recommends approval.
Chair Maxwell gave Commission members an opportunity to speak.
Planning and Zoning Commission
December 7, 2020
Page 9 of 9
Mr. Klein moved that the Planning and Zoning Commission recommend
approval of the Final Plat of Subdivision for ChicagoWest Business Center
dated 11-18-20 prepared by Jacob and Hefner Associates as shown on Exhibit
A.
A roll call vote was taken. Mr. Klein – Yes, Ms. O’Flaherty – Yes, Mr. Becker –
Yes, Mr. Wright - Yes, Mr. McMahon – Yes, Vice Chair Doe – Yes, Chair
Maxwell – Yes. Motion Passed 7-0-0.
F. REPORTS
Mr. Olson advised the December 21 Commission meeting will likely be
cancelled. He mentioned the next meeting will be on January 4 and includes a
hearing for a parking lot at 1030 E. Locust Street for Nehring Electric.
Mr. Olson stated the City will be updating the Comprehensive Plan in 2021 and
the Commission will be involved in the process and providing
recommendations.
Mr. Olson finally mentioned that during the City Council Meeting on November
23 the Council approved the special use for the U-Haul on W. Hillcrest Drive.
G. ADJOURNMENT
Mr. Wright motioned to adjourn, Vice Chair Doe seconded the motion, and the
motion was approved by unanimous voice vote. The Planning and Zoning
Commission Meeting adjourned at 7:07 PM.
Agenda
DEKALB PLANNING AND ZONING COMMISSION AGENDA
December 7, 2020
6:00 P.M.
DeKalb Public Library
Yusunas Meeting Room
309 Oak Street
DeKalb, Illinois 60115
PLANNING AND ZONING COMMISSION MEETING
COVID-19 Notice: This meeting will be conducted in-person with a physically present quorum and open to the public.
The corporate authorities of the City of DeKalb intend to conduct this meeting in compliance with all applicable social
distancing and public health requirements. All persons attending this meeting in-person shall be required to wear
protective face masks/coverings. Furthermore, the corporate authorities of the City of DeKalb intend to conduct this
meeting pursuant to Illinois Governor JB Pritzker’s Executive Order 2020-62 dated October 23, 2020 (the “Executive
Order”), which prohibits gatherings of more than 10 people, unless the City of DeKalb determines that it is necessary to
invoke the Governmental Functions exemption contained in Section 4(c) of Executive Order 2020-43 “to ensure the
operation of government agencies or to provide for or support the health, safety and welfare of the public.”
As a convenience to the public, the City of DeKalb may also provide video, audio, telephonic or internet access for the
public to monitor this meeting. The provision of any such remote means of access is not intended to provide for
attendance by a means other than physical presence due to the COVID-19 public health emergency, nor is it intended
to provide an opportunity for the public to address public officials, make public comment or otherwise participate in the
meeting.
Persons wishing to provide public comment or otherwise address public officials in person during this meeting must
comply with all applicable rules governing the conduct of this meeting including, but not limited to, the aforementioned
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The City of DeKalb is providing the following conveniences for the public to monitor and participate in this meeting:
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Planning and Zoning Commission Agenda
December 7, 2020
Page 2 of 2
A. ROLL CALL
B. APPROVAL OF AGENDA (Additions or Deletions)
C. APPROVAL OF MINUTES
1. November 16, 2020
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
E. NEW BUSINESS
1. Public Hearing – A petition by Safe Passage Inc. for approval of a zoning map amendment from the “CBD”
Central Business District to the “PD-C” Planned Development Commercial District and approval of a preliminary
development plan to accommodate a new two-story 42,000 square foot building which will contain an emergency
shelter, counseling services, administrative offices, outdoor playground and other accessory uses for the
property located at 217 Franklin Street.
2. Final Plat of Resubdivision – A petition by Kevin Theisen for approval to resubdivide Lot 3 of Hamrick’s
Subdivision into two lots located at 1100 S. 7th Street (Final Plat of Theisen Resubdivision).
3. Final Plat of Subdivision – A petition by DeKalb 343 LLC for approval to subdivide approximately 148 acres of
land along Gurler Road for the Ferarra Candy Co. (Final Plat of Subdivision - ChicagoWest Business Center).
F. REPORTS
G. ADJOURNMENT
Planning and Zoning Commission
November 16, 2020
Page 1 of 6
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
November 16, 2020
The Planning and Zoning Commission held a meeting on November 16, 2020, at the
DeKalb Police Station in Training Room #203 located at 700 W Lincoln Hwy, DeKalb,
Illinois. Chair Maxwell called the meeting to order at 6:04 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: Ron Klein, Steve Becker, Trixy O’Flaherty,
Jerry Wright, and Chair Maxwell. Vice Chair Doe and Bill McMahon were absent.
Principal Planner Dan Olson was present representing the City of DeKalb.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Maxwell requested a motion to approve the November 16, 2020, agenda as
presented. Mr. Klein motioned to approve the agenda as presented. Ms. O’Flaherty
seconded the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
1. November 2, 2020 – Mr. Becker advised the minutes mentioned comments by
Chair Maxwell that were actually made by Vice Chair Doe. He noted Chair
Maxwell was absent from the November 2, 2020, Commission meeting. Chair
Maxwell requested a motion to approve the November 2, 2020, minutes with
the corrections as stated. Mr. Becker motioned to approve the minutes with the
corrections. Mr. Wright 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 the City of DeKalb for text amendments to
Chapter 23 “Unified Development Ordinance” of the Municipal Code to amend
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November 16, 2020
Page 2 of 6
the “LC” Light Commercial District to add truck and trailer rental to the list of
special uses and to amend the “GC” General Commercial District and “LI” Light
Industrial District to add trailer rental to the list of permitted uses.
Principal Planner Dan Olson went through the staff report dated November 12,
2020. He advised this is a City initiated text amendment, which is related to the
next hearing regarding the U-Haul located at 1023 1/2 W. Hillcrest Drive.
Mr. Olson stated the first amendment is to the “LC” Light Commercial District
by adding “Automobile, truck, trailer and recreational vehicle sales and rental,
except for automobile sales on property greater than three (3) acres that
derives a majority of annual sales from new vehicles” to the special use list. He
noted this use is already in the Unified Development Ordinance (UDO) under
the “GC” General Commercial District, except for the word “trailer”. He advised
the second amendment would add “trailer” to the permitted use list in the “GC”
General Commercial District.
Mr. Olson advised the third amendment would add “trailer” to the already
permitted use of “Automobile, truck and recreational vehicle sales and rental”
in the “LI” Light Industrial District. He noted the text amendments will clarify and
standardize the vehicle sales and rental uses in the three zoning districts.
Chair Maxwell gave the public an opportunity to speak. There was none.
Chair Maxwell gave Commission members an opportunity to speak.
Ms. O’Flaherty and Mr. Becker advised the amendments were straight forward
and clarify what’s already in the UDO.
Chair Maxwell inquired if the term “auto sales” would allow U-Haul, which is
involved with the next public hearing, to sell vehicles at their location. Mr. Olson
advised car dealerships are permitted under the same use as the proposed text
amendments int eh “LC” District. He added the special use process would help
determine if the property should only be used for only for vehicle sales, vehicle
rentals, or both. He noted U-Haul’s special use would only be for rentals of
trailers and trucks, no vehicle sales.
Mr. Klein moved that the Planning and Zoning Commission forward its findings
of fact and recommend to the City Council approval of Text Amendments to the
Unified Development Ordinance as indicated on Exhibit A of the staff report.
Mr. Wright seconded the motion.
Planning and Zoning Commission
November 16, 2020
Page 3 of 6
A roll call vote was taken. Mr. Klein – Yes, Ms. O’Flaherty – Yes, Mr. Becker –
Yes, Mr. Wright - Yes, Chair Maxwell – Yes. Vice Chair Doe and Mr. McMahon
were absent. Motion Passed 5-0-2.
2. Public Hearing – A petition by Brian Fleming of 1023 ½ W. Hillcrest Drive (U-
Haul) for a special use permit to allow for truck and trailer rental storage at
1011-1027 W. Hillcrest Drive.
Brian Fleming, of 1023 ½ W. Hillcrest Drive, advised he is the owner of two U-
Haul locations, including the one on W. Hillcrest Drive. He advised his trucks
and trailers will be stored in two locations, either the southern or eastern end
of the parking lot. He noted he has worked with the City to limit the number of
vehicles stored on site. He mentioned he does have a second location in
Sycamore that can handle an overflow of vehicles.
Principal Planner Dan Olson went over the staff report dated November 12,
2020. Mr. Olson advised the U-Haul has been in operation for a couple years
but hasn’t been properly zoned for it. He noted the subject site is zoned “LC”
Light Commercial District and renting trucks and trailers is not a permitted or
special use in that district. He stated the text amendments mentioned in the
previous hearing will add truck and trailer rental to the “LC” Light Commercial
District as a special use.
Mr. Olson advised the DeKalb Police Department requested the number of U-
Haul trucks being parked on the south end of the lot, along Hillcrest Dr., be
limited so visibility to the building would be maintained. He noted, after working
with Mr. Fleming and the property owner, a limit of 10 trailers and trucks would
be allowed to park on site at either of the two locations shown on the exhibit.
He added a limit of three trucks that are 10 ft. and over will be allowed to park
in the area along Hillcrest Drive and on the east side of the subject site as
shown on the exhibit. He mentioned after driving by the property over the last
few weeks, there was only an average of 2-4 trucks and 1-2 trailers parked on
site at any given time.
Mr. Olson advised staff reviewed the required parking spaces for the subject
property. He noted the building has a leasable floor area of approximately
16,000 sq. ft., as well as 12 two-bedroom apartments and two studio
apartments on the second level of the building. He advised based on the UDO
formulas, the subject property is required to have 96 parking spaces and there
are 142 spaces provided.
Mr. Olson noted, along with the parking restrictions, the City will require the
petitioner to install handicap parking signs, in compliance with state and local
regulations, in front of all handicap spaces on the subject property.
Planning and Zoning Commission
November 16, 2020
Page 4 of 6
Mr. Olson mentioned the proposed special use will not have a detrimental effect
on surrounding properties, as the property has been zoned commercial for
decades and there are several other commercial properties in the area. He
advised the approval of the special use will allow an existing business to
continue operations.
Mr. Olson advised the City received an email from Jeremy Addis, who manages
two fraternities in the area. Mr. Addis indicated his objection to the special use
request. Mr. Olson stated he called Mr. Addis and discussed the project with
him. He informed Mr. Addis of the special use conditions recommended by the
City, to which Mr. Addis appreciated those recommendations.
Chair Maxwell gave the public an opportunity to speak. There was none.
Chair Maxwell gave Commission members an opportunity to speak.
Ms. O’Flaherty noted this public hearing is mainly to clarify and correct what is
already existing. She mentioned she appreciates that business parameters are
being set and that a business has been able to stay in that complex. She
mentioned the surrounding neighborhood has college housing, so the rental of
trucks and trailers does cater to the neighboring residents. Mr. Fleming advised
there are two other U-Hauls in town, but they are farther from campus and have
smaller parking lots. He noted his U-Haul gets more business than the other
two in DeKalb.
Mr. Becker questioned what will be done with excess vehicles when there are
constant trucks coming in, specifically during move-in week for NIU. Mr.
Fleming advised U-Haul is very good at notifying business owners how many
vehicles will be coming in and going out at each of their locations. He noted if
there is an overload of vehicles, he will have his employees move them to his
Sycamore location which has more vehicle parking.
Mr. Klein questioned if there is going to be any fencing around the storage area.
Mr. Olson advised there would be no fence and they are not required to put up
a fence. He advised this is a shared lot with other tenants and a fence may
block the access and the visibility of the other businesses.
Mr. Maxwell mentioned he has been in the area for a long time and knows the
subject property well. He stated the parking lot has never been full and there
are always extra spaces, so storage of trucks and trailers shouldn’t be an issue.
Mr. Maxwell questioned if U-Haul spaces will be designated or reserved
specifically for the business. Mr. Fleming’s advised they won’t be, but he has
Planning and Zoning Commission
November 16, 2020
Page 5 of 6
never had issues in the past. He said they will use the furthest parking spots,
since most people don’t park there. Mr. Maxwell noted he would prefer if all the
big box trucks would be parked on the east side of the lot, rather than along
Hillcrest. He noted visibility is important for the Police Department, as well as
the other businesses in the shopping center.
Mr. Wright moved that the Planning and Zoning Commission forward its
findings of fact and recommend to the City Council approval of a Special Use
Permit for a truck and trailer rental at 1011-1027 W. Hillcrest Dr. per the
conditions as indicated on Exhibit A.
Ms. O’Flaherty seconded the motion.
A roll call vote was taken. Mr. Klein – No, Ms. O’Flaherty – Yes, Mr. Becker –
Yes, Mr. Wright - Yes, Chair Maxwell – Yes. Vice Chair Doe and Mr. McMahon
were absent. Motion Passed 4-1-2.
F. REPORTS
Mr. Olson advised the next Commission meeting on December 7, 2020, will be
at the DeKalb Public Library. He noted the City Council approved the special
use for CJ’s Gaming along Sycamore Road at their last meeting, which the
Commission recommended approval. He stated Raising Cane’s will be open to
the public tomorrow, November 17.
Mr. Olson noted the demolition of the DeKalb Clinic building will begin this
week. He said Safe Passage now owns the property and they will be coming in
for a rezoning request. He stated the owner of the former Travel Inn on W.
Lincoln Highway applied for a demolition permit and are waiting on EPA reports
and utility disconnects. He added there’s no proposed development yet on the
site.
Mr. Maxwell questioned if the City owns the property where Campus Cinema
was once located off Blackhawk Rd. Mr. Olson responded the City does own
it.
Finally, Mr. Olson mentioned the building at 912 Edgebrook Dr. will also be
demolished within the next couple of weeks. He noted they are waiting on
asbestos abatement.
G. ADJOURNMENT
Planning and Zoning Commission
November 16, 2020
Page 6 of 6
Mr. Wright motioned to adjourn, Mr. Becker seconded the motion, and the
motion was approved by unanimous voice vote. The Planning and Zoning
Commission Meeting adjourned at 6:28 PM.
STAFF REPORT
December 3, 2020
TO: Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: Safe Passage – Rezoning from the “CBD” Central Business District to the
“PD-C” Planned Development – Commercial District; Planned Development
Preliminary Plan (217 Franklin St.)
I. GENERAL INFORMATION
A. Purpose Construction of a two-story 42,000 square
foot building to contain an emergency
shelter, counseling services,
administrative offices, outdoor playground
and other accessory uses for Safe
Passage
B. Owner/Applicant Safe Passage, Inc.
C. Location and Size 217 Franklin St./1.2 acres
D. Existing Zoning and Land Use “CBD” Central Business District; Vacant
Building - Former DeKalb Clinic
E. Surrounding Zoning and Land Use North: CBD; Various Commercial Uses,
Residential, Church
South: RC-1 SF and MF; Single and
Multi-Family Residential; Parking Lot,
Church
East: CBD; Banquet Facility/
Restaurant
West: CBD; Various Commercial Uses,
Residential
F. Comprehensive Plan Designation Commercial
II. BACKGROUND AND ANALYSIS
Request/Background
The City has received a petition from Safe Passage to rezone the former DeKalb Clinic
site at 217 Franklin St. from the “CBD” Central Business District to the “PD-C” Planned
Development Commercial District. Approval is also requested for a preliminary
development plan to accommodate a new two-story 42,000 sq. ft. building to contain an
emergency shelter, counseling services, administrative offices, outdoor playground and
other accessory uses for Safe Passage. Consideration to approve waivers to the Unified
Development Ordinance (UDO) and the “PD-C” District including a Planned Development
under two acres and a reduction in the number of existing off-street parking spaces is
also requested. The existing building on the site is currently being demolished to make
way for the new Safe Passage facility. DeKalb Clinic left the site a little over 10 years ago
for a location along Gateway Dr. in Sycamore.
Safe Passage is currently located in six buildings (5 homes and 1 apartment building)
along S. 4th St., Prospect St. and S. 5th St. The agency offers a broad array of services
and programs for victims of interpersonal violence including domestic and sexual assault,
dating violence, human trafficking and stalking. A more detailed listing of their services
is provided in the backup material. Safe Passage is indicating there is a need to increase
their shelter space to better serve the community. In addition, they would like to
consolidate their programs and services into one facility, which will benefit the overall
operation and efficiency of the agency. They will be keeping the existing apartment
building (Prospect St.) for their transitional housing program. The unique combination of
emergency shelter services, sleeping quarters, administrative offices, counseling
services and other accessory uses led to the decision to request rezoning to the Planned
Development category.
The proposed building will be two-stories and about 42,000 sq. ft. and will contain an
emergency shelter, counseling services, administrative offices, outdoor playground and
other accessory uses. A 9 ft. basement is also proposed, which will be used for group
therapy, children’s services, and storage. The first floor will contain counseling services
and administrative offices and the living quarters will be on the second floor. Safe
Passage is indicating there will be 24 separate bedrooms to serve up to 65 women, men
and children. At their current location, Safe Passage typically houses up to 30 people and
typically turn away about 15 people per month. The number of children at the facility is
about 30% of the total number of people staying. The typical length of stay is 3-6 months.
During the COVID-19 Pandemic, the number of people staying at the facility has been
reduced and averages about 10.
The new building will include a full kitchen and approximately five administrative offices,
24 counselor, case manager and supervisor offices, and six prevention, communication
and development offices. There will also be group therapy and counseling space as well
as space for activities and exercise. Construction is planned to start in the spring of 2021
with opening of the facility in early 2022.
Page 2 of 9
Access will be provided from the three previous locations that served the DeKalb Clinic
including along S. 2nd St., Franklin St. and S. 3rd St. A canopy is proposed off the access
from S. 2nd St. and will be used for deliveries and donation drop-offs. The former patient
unloading area in front of the building (Franklin St.) will be removed and converted into
green space and the depressed curb will be replaced with barrier curb. Internal walkways
will connect to the existing sidewalks surrounding the site.
The site is within an area of downtown that is not required to provide off-street parking.
An 18-space parking area is proposed to the east and north of the building. Safe Passage
has arranged a preliminary parking agreement with St. George Greek Orthodox Church
the who own the 32-space parking lot directly to the south across Franklin St. The
agreement will allow for the use of the parking lot for employees and guests of Safe
Passage. Additional public parking is provided in the area including the 82 space Vaugh
parking lot located just to the northwest of the site. Limited street parking (3-hour) is
provided for about 20 vehicles along S. 2nd St. and S. 3rd St. adjacent to the site. Parking
is not allowed along Franklin St.
There will about a maximum of 25 employees on-site at any one-time and the percentage
of people who are staying at the facility who have vehicles is about 50%. The number of
parking spaces needed for Safe Passage will be accommodated between the on-site
parking (18 spaces) and the 32-space lot across Franklin St. In addition, there is ample
public parking in the area. The proximity to the downtown is a benefit for the people who
are staying at Safe Passage as it affords them easy access to shopping, employment and
transit services.
An 8” sanitary sewer through the middle of the site will be rerouted to the west and south
along S. 2nd Street. The sewer will be plugged and abandoned in accordance with the
Kishwaukee Water Reclamation District’s (KWRD) policy. A TIF funding request will be
coming to the City Council on December 28 for consideration and will involve an equal
contribution from the petitioner, TIF funds, and KWRD to cover the cost of the sanitary
sewer re-location ($75,000 - estimate).
The Police Department was asked about the level of calls and any security issues they
have had with Safe Passage’s current location. The Department has indicated they
expect their resources to be used at the same level that they currently use at the current
location. They noted they do not have any safety concerns or issues regarding the quality
of life with the new location. Safe Passage and the Police Department have worked very
closely in the past and have a good relationship. The facility will have enhanced security
measures and will include cameras and fenced in area for people entering the shelter.
The recommended development standards require the submittal of a Final Development
Plan and Final Plat prior to the issuance of a building permit that will include the
architectural elevations, engineering plan, landscaping and lighting plan, and will need to
be in compliance with the UDO regulations.
Page 3 of 9
Waivers to the Unified Development Ordinance
Planned Development Under 2 Acres - A waiver to this requirement has been approved
several times before including Cornerstone DeKalb and Plaza DeKalb in the downtown
area.
Reduction in the Number of Existing Off-Street Parking Spaces – Per the UDO, the
subject site is part of an area downtown that does not require off-street parking spaces
with new buildings, however the number of private off-street parking spaces on the site
cannot be reduced. The number of parking spaces currently on the site (previously used
by the Clinic) is about 60. With the change of use, reduced parking demand, nearby public
parking, and the use the use of the 32-space lot to the south, this waiver is justified.
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 the subject site for commercial uses. The
traffic impacts of the proposed development will be less than the previous use. The
proposed rezoning request will allow the development of a site that has been obsolete for
over ten years and will allow for a social service agency in the community to provide and
expand critical services and programs. The surrounding area contains a mix of residential,
institutional and commercial uses and proposed use will be compatible with the
surrounding neighborhood.
2. The proposed rezoning conforms to the intent and purpose of the Unified
Development Ordinance.
The rezoning of the subject property to PD-C provides the opportunity to more directly
shape the development, use and appearance of the property in accordance with the City’s
Comprehensive Plan and Downtown Plans. The Planned Development allows the
developer and the City the flexibility to agree to a development plan and standards. The
proposed rezoning request and development are in compliance with the Unified
Development Ordinance, except for waivers granted in the development standards. 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
Page 4 of 9
with the adjacent area. The new facility will allow Safe Passage to move all of their
programs and services (except the transitional housing program) to one location, which
will benefit the overall operation and efficiency of the agency. In addition, the proposed
rezoning request and preliminary plan will allow the development of a site that has been
obsolete for just over 10 years. The proximity to the downtown is a benefit for the people
who are staying at Safe Passage as it affords them easy access to shopping, employment
and transit services.
The recommended development standards require the submittal of a Final Development
Plan prior to the issuance of a building permit that will include the architectural elevations,
engineering, landscaping plan and lighting plan. The Final Development Plan will require
review by the Planning and Zoning Commission and City Council.
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 “CBD” Central Business District. Rezoning the
property to “PD-C” will allow for a well-designed project and the flexibility by the applicant
to develop the property in a manner that will be compatible with the surrounding
neighborhood and at the same time meet the needs of the petitioner.
5. Adequate public facilities and services exist or can be provided.
Adequate public services and utilities are already provided to the subject property and will
be extended as necessary to the proposed building. Off-street parking is not required by
the UDO; however, the site plan shows 18 on-site parking spaces and the use of a 32-
space parking lot to the south across Franklin St. An 8” sanitary sewer through the middle
of the site will be rerouted to the west and south along S. 2nd Street. Adequate walkways
and streets surround the site and will accommodate the impacts of the proposed
development.
IV. PUBLIC INPUT
The City has received an e-mail correspondence from Corey Gallon representing the
owner of the apartment building at 316 S. 2nd St. indicating they do not support the
rezoning request. The e-mail states they support the cause that Safe Passage is engaged
in, however do not believe the rezoning will be beneficial to the neighborhood.
V. CONCLUSIONS AND RECOMMENDATION
The proposed rezoning request will allow the development of a site that has been obsolete
for over ten years and will allow for a social service agency in the community to provide
and expand critical services and programs. The staff’s recommendation is to approve,
and a sample motion has been prepared.
Page 5 of 9
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 the rezoning of subject site at 217 Franklin St. from the “CBD” Central
Business District to the “PD-C” Planned Development Commercial District and approval
of a preliminary development plan as listed in Exhibit A to accommodate an emergency
shelter, counseling services, administrative offices, outdoor playground and other
accessory uses subject to the standards listed in Exhibit B and subject to staff comments
listed in Exhibit C.
Page 6 of 9
Exhibit A
Preliminary Development Plan
• Preliminary Development Plan (Layout Plan) prepared by Wendler Engineering
Services, Inc dated 11-12-20.
Page 7 of 9
Exhibit B
Planned Development Standards
Permitted Uses:
Emergency shelter not exceeding 65 occupants, counseling services, administrative
offices, outdoor playground and other accessory uses.
Parking:
A minimum of 18 parking spaces shall be provided on the subject site. A parking
agreement to allow the use of the 32-space parking lot at the southeast corner of S.
2nd St. and Franklin St. (PIN# 08-22-430-001) shall be made with the property owner
prior to occupancy of the building on the subject site.
Bulk Regulations/Landscaping/Lighting/Parking:
Setbacks, building lines, site coverage, building dimension limitations, height
restrictions, landscaping, lighting and other similar restrictions and regulations
shall meet those standards as set forth in the “PD-C” District of the UDO except
as listed below:
1. Article 5.13.06 - A Planned Development under 2 acres.
2. Article 12.02.3 - A reduction in the number of existing private off-street
parking spaces as shown on the Preliminary Development Plan listed in
Exhibit A.
Page 8 of 9
Exhibit C
Staff Comments
1. Prior to a building permit being issued for the site, the following item shall be
addressed:
a. Final Development Plan including architectural elevations, engineering
plan, lighting (photometric) plan, landscape plan, and Final Plat shall be
submitted in a form that is in conformance with the UDO and in substantial
compliance with the Preliminary Development Plan and shall be reviewed
by the Planning and Zoning Commission and City Council.
Page 9 of 9
F:\2020Jobs\2200228\CIVIL\SITE-2200228.dwg, 11/30/2020 4:48:09 PM, MAG
EXHIBIT A
BENCHMARK INFORMATION:
S. 2ND. STREET
FRANKLIN STREET
PROPOSED BUILDING
S. 3RD. STREET
TOPOGRAPHIC
W
N
LEGEND
S
E
SITE COVERAGE
PROPOSED SURVEY
DESIGNED BY:
SITEPLAN MAG REVISIONS
DRAWN BY: REVISION DATE
LAYOUT OF DJV
DATE SAFE PASSAGE CENTER SURVEYED BY:
MRK
2200228
SHEET NO. 11/12/2020 wendler engineering services, inc.
FOR civil structural surveying
4 of 9 JOB NUMBER
BOOK NO.:
SHEET TITLE
PLAN www.wendlergs.com ph: 815.288.2261
SAFE PASSAGE, INC. IlinoisProfessionalDesignFirmNo.184-000848
F:\2020Jobs\2200228\CIVIL\SITE-2200228.dwg, 12/2/2020 4:37:23 PM, MAG
BENCHMARK INFORMATION:
S. 2ND. STREET
FRANKLIN STREET
PROPOSED BUILDING
S. 3RD. STREET
TOPOGRAPHIC
W
N
LEGEND
S
E
SITE COVERAGE
PROPOSED SURVEY
DESIGNED BY:
SITEPLAN MAG REVISIONS
DRAWN BY: REVISION DATE
LAYOUT OF DJV
DATE SAFE PASSAGE CENTER SURVEYED BY:
MRK
2200228
SHEET NO. 11/12/2020 wendler engineering services, inc.
FOR civil structural surveying
4 of 9 JOB NUMBER
BOOK NO.:
SHEET TITLE
PLAN www.wendlergs.com ph: 815.288.2261
SAFE PASSAGE, INC. IlinoisProfessionalDesignFirmNo.184-000848
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, December 7, 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 Safe
Passage, Inc. for approval of a zoning map amendment from the “CBD” Central Business District
to the “PD-C” Planned Development Commercial District for the property located at 217 Franklin
St. Approval is also requested for a preliminary development plan to accommodate a new two-
story 42,000 square foot building to contain an emergency shelter, counseling services,
administrative offices, outdoor playground and other accessory uses for Safe Passage.
Consideration to approve waivers to the Unified Development Ordinance and the “PD-C” District
including a Planned Development under two acres and a reduction in the number of existing off-
street parking spaces is also requested and other approvals as required to allow for the development
as shown on the submitted preliminary development plan. The subject property is 1.2 acres and
has a Parcel Identification Number (PIN) of 08-23-303-015.
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 e-mail to dan.olson@cityofdekalb.com or the Online Public Comment Submission Form at
https://www.cityofdekalb.com/FormCenter by 12:00 p.m. on Monday, December 7, 2020. 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: noreply@civicplus.com
To: Olson, Dan; Walker, Aaron
Subject: Online Form Submittal: Online Public Comment Submission Form
Date: Monday, November 30, 2020 11:01:38 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.]
Online Public Comment Submission Form
This form may be used to submit public comments to the City Council or Planning
& Zoning Commission as an alternative to attending a live meeting. All comments
must be submitted by 12:00 p.m. on the day of the meeting.
Meeting of the Planning & Zoning Commission
Meeting Date 12/7/2020
First Name Corey
Last Name Gallon
Email Address
Phone Number (331) 222-7880
Address 316 S. 2nd St.
City DeKalb
State IL
Zip Code 60115
Agenda Item 217 Franklin St. - Safe Passage - Rezoning
Comments to be Dear Planning & Zoning Commission,
Submitted
On behalf of 316 S. 2nd St. DeKalb, LLC -- owner of the
apartment building located at 316 S. 2nd St. in DeKalb -- we
formally submit our notice of non-support for the proposed
rezoning. While we support the cause that Safe Passage is
engaged in, we do not believe that rezoning of the property
located at 217 Franklin St. will be beneficial to the neighborhood
and, therefore, do not support the proposed rezoning.
We can be reached for any further commentary via the contact
information provided in this form.
Regards,
Corey J. Gallon
Manager
Roark Property Management, LLC
Attachments Field not completed.
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STAFF REPORT
December 3, 2020
TO: Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: Final Plat of Theisen Resubdivision – 1100 S. 7th St. (Kevin Theisen)
I. GENERAL INFORMATION
A. Purpose Resubdivide Lot 3 of Hamrick’s
Subdivision into two lots for future
commercial/industrial development
B. Owner/Applicant Kevin Theisen
C. Location and Size 1100 S. 7th St./1.8 acres
II. BACKGROUND AND ANALYSIS
The applicant, Kevin Theisen, is requesting to resubdivide Lot 3 of Hamrick’s Subdivision
into two lots located at 1100 S. 7th St. The 1.8-acre site is zoned Light Industrial and
previously contained Standard Roofing. The building for Standard Roofing was located
on the southern portion of the site (Future Lot 1) and caught fire in February 2020. The
building was a total loss and was demolished a few months later. The owner will not be
rebuilding the roofing company on the site. The petitioner would like to create two lots for
future commercial/industrial development. Each lot will be .92 acres and will contain a 20-
foot Public Utility and Drainage Easement along the common lot line. The plat has been
reviewed by City staff and all comments have been adequately addressed.
III. RECOMMENDATION
Sample Motion:
I move that the Planning and Zoning Commission recommend approval of the Final Plat
of the Theisen Resubdivision dated 12-1-20 prepared by Hanna Surveyors as shown on
Exhibit A.
EXHIBIT A
STAFF REPORT
December 3, 2020
TO: Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: Final Plat of Subdivision – ChicagoWest Business Center – Gurler Road
(Jerry Krusinski)
I. GENERAL INFORMATION
A. Purpose Subdivision of three lots for Ferrara Candy
Company Distribution Center, Pack
Center and Future Ferrara Expansion
B. Owner/Applicant Jerry Krusinski/DeKalb 343 LLC
C. Location and Size 801 and 1001 E. Gurler Road/148 acres
II. BACKGROUND AND ANALYSIS
The applicant, Jerry Krusinski, is requesting approval of a subdivision plat for the Ferarra
Candy Company site that covers about 148 acres along Gurler Road. The intent is to
create three lots that will cover the Distribution Center, Pack Center and future Ferrara
expansion. Lot 1 will cover the Distribution Center and is 71 acres, Lot 2 will be 32 acres
and include the Pack Center and Lot 3 is proposed at about 43 acres and contain the
future Ferrara expansion. The Plat also includes the dedication of right-of-way (2.5 acres)
along the north side of Gurler Road.
A 118-foot access easement is proposed along the east end of Lot 2 for the benefit of Lot
3 and a 20-foot public utility easement is planned along Gurler Road. In addition, a 70-
foot stormwater management easement is shown along the west side of Lot 1 that will
serve the large stormwater pond to the northwest of the site. A smaller 20-foot stormwater
easement is shown across the west end of Lot 3. A separate sanitary easement with the
Kishwaukee Water Reclamation District is being worked out with the District and will be
established by a separate document.
City staff has reviewed the Plat and approves.
III. RECOMMENDATION
Sample Motion:
I move that the Planning and Zoning Commission recommend approval of the Final Plat
of Subdivision for ChicagoWest Business Center dated 11-18-20 prepared by Jacob and
Hefner Associates as shown on Exhibit A.
Page 2 of 3
EXHIBIT A
SITE
NOTES:
1333 Butterfield Road, Suite 300
Downers Grove, IL 60515
PHONE:(630) 652-4600, FAX:(630) 652-4601
www.jacobandhefner.com
Illinois Professional Design Firm
License No. 184-003073 Exp. 4/30/21
SITE
NOTES:
1333 Butterfield Road, Suite 300
Downers Grove, IL 60515
PHONE:(630) 652-4600, FAX:(630) 652-4601
www.jacobandhefner.com
Illinois Professional Design Firm
License No. 184-003073 Exp. 4/30/21
SITE
NOTES:
1333 Butterfield Road, Suite 300
Downers Grove, IL 60515
PHONE:(630) 652-4600, FAX:(630) 652-4601
www.jacobandhefner.com
Illinois Professional Design Firm
License No. 184-003073 Exp. 4/30/21
SITE
“ ”
NOTES:
1333 Butterfield Road, Suite 300
Downers Grove, IL 60515
PHONE:(630) 652-4600, FAX:(630) 652-4601
www.jacobandhefner.com
Illinois Professional Design Firm
License No. 184-003073 Exp. 4/30/21
: m.
1333 Butterfield Road, Suite 300
Downers Grove, IL 60515
PHONE:(630) 652-4600, FAX:(630) 652-4601
www.jacobandhefner.com
Illinois Professional Design Firm
License No. 184-003073 Exp. 4/30/21