Planning & Zoning Commission

DEKALB PLANNING AND ZONING COMMISSION AGENDA Monday, December 20, 2021 6:00 P.M. DeKalb Public Library Yusunas Meeting Room 309 Oak Street DeKalb, IL 60115 COVID-19 Notice: The Planning and Zoning Commission of the City of DeKalb intend to conduct this meeting in-person with a physically present quorum that is open to the public and in compliance with all applicable public health requirements. Pursuant to Governor Pritzker’s Executive Orders 21-22 and 21-30, all persons attending this meeting who are age two or over and able to medically tolerate a face covering (a mask or cloth face covering) shall be required to wear protective face masks/coverings A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. November 15, 2021 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – A petition by the City of DeKalb for text amendments to the UDO to add “self-service storage facility, exterior unit access” as a special use in the “LC” Light Commercial District and “GC” General Commercial District and to change “self-service storage facility, exterior unit access” from a special use to a permitted use in the “LI” Light Industrial District and the “HI” Heavy Industrial District. 2. Public Hearing – A petition by Haywell, LLC represented by Tim Hayden, requesting approval of a special use permit for a “self-service storage facility, exterior unit access” at 118 Clive Dr. (northeast corner of E. Lincoln Highway and Clive Dr.) F. REPORTS G. ADJOURNMENT Planning and Zoning Commission November 15, 2021 Page 1 of 6 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION November 15, 2021 The Planning and Zoning Commission held a meeting on November 15, 2021, at the DeKalb Police Department in the 2nd Floor Training Room located at 700 W. Lincoln Highway, DeKalb, Illinois. Vice Chair McMahon called the meeting to order at 6:01 PM. A. ROLL CALL Recording Secretary Aaron Walker called the roll. Planning and Zoning Commission members present were: Steve Becker, Trixy O’Flaherty, Maria Pena- Graham, and Vice Chair Bill McMahon. Shannon Stoker, Jerry Wright, and Chair Max Maxwell were absent. Principal Planner Dan Olson was present representing the City of DeKalb. B. APPROVAL OF THE AGENDA (Additions/Deletions) Vice Chair McMahon requested a motion to approve the November 15, 2021, agenda as presented. Ms. O’Flaherty motioned to approve the agenda as presented. Mr. Becker seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES 1. October 4, 2021 – Vice Chair McMahon requested a motion to approve the October 4, 2021, minutes as presented. Ms. Pena-Graham motioned to approve the minutes as presented. Mr. Becker 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. Plat of Vacation – Northland Plaza Resubdivision No. 3- Sycamore Road (B33 Northland Plaza, LLC) Attorney Kevin Buick representing petitioner B33 Northland Plaza, LLC stated the owner identified a 30-foot easement concern while looking to attract a corporate tenant. He mentioned the easement had a short portion encroaching over the loading dock area by a width of seven feet and a length of a little over Planning and Zoning Commission November 15, 2021 Page 2 of 6 100 feet. Mr. Buick added the area to be vacated is located behind the TJ Maxx occupied portion of the shopping center. He noted TJ Maxx asked the owner to seek a partial vacation of this portion of the utility easement. Mr. Buick advised the owner’s engineer had prepared a plat of vacation/abrogation for this matter. He stressed the request is not for a full vacation of the utility easement but to eliminate the use of utilities in a smaller section of the easement. He added the easement, from 2003, has been JULIED showing no utilities running through the portion of the easement to be vacated. Mr. Buick said all utility companies have been contacted for approval on this matter. He added the applicant has received permission from all the utilities except for NICOR and ComEd. Mr. Buick mentioned there should not be an issue with ComEd since power is overhead in this location. He stated ComEd has a 72-day waiting period for examination and approval of request. He explained that NICOR sent workers out last week to verify their pipe is not in the area and an approval letter should be submitted soon. Vice Chair McMahon gave the Commission an opportunity to speak. Dan Olson, Principal Planner with the City of DeKalb, went through the staff report dated November 10, 2021. Mr. Olson explained the request is for vacating a portion of the easement, there are no active utilities in the location and releases are being obtained. Mr. Olson noted the recommended motion allows B33 Northland Plaza, LLC to go forward with approval and on to Council. He added this is subject to all utility releases being obtained prior to the recording of the plat. He explained once ComEd and NICOR releases are obtained, the applicant can record the plat. Mr. Olson stated he recommends approval of Plat of Vacation. Mr. Becker moved that the Planning and Zoning Commission recommend approval of the Plat of Vacation for Northland Plaza Resubdivision No. 3 dated November 4, 2021 prepared by JLH Land Surveying Inc. as shown in Exhibit A of the staff report subject to all utility company releases being obtained prior to recording of the Plat. Ms. O’Flaherty seconded the motion. Planning and Zoning Commission November 15, 2021 Page 3 of 6 A roll call vote was taken. Mr. Becker – Yes, Ms. O’Flaherty – Yes, Ms. Pena- Graham – Yes, Vice Chair McMahon – Yes, Chair Maxwell, Ms. Stoker, and Mr. Wright were absent. Motion Passed 4-0-3. 2. Public Hearing – A petition by DeKalb-Harlem, LLC represented by Robert Tumminaro and Mark Robinson requesting approval of a special use permit for a “self-storage facility, interior unit access” located at 1700 Sycamore Road. Robert Tumminaro of First Midwest Group representing DeKalb-Harlem LLC owns the majority of the shopping center except for Mardi Gras Bowling Lane. He noted the petitioner is seeking to open an interior self-storage facility located at 1700 Sycamore Road. Mr. Tumminaro stated they currently operate four interior self-storage sites in the Rockford area. He mentioned one location is similar to what is being requested and is in an old K-Mart building. He further added the proposed location will have all interior storage and one point of entry into the building. Mark Robinson, also with First Midwest Group, discussed the old K-Mart building sat vacant for over 15 years. He added the first tenant brought in was an indoor self-storage facility and the building was painted and occupied, which brought additional businesses to the area. Mr. Robinson also stated DeKalb- Harlem LLC does not want this shopping center to have vacant tenant spaces in the next ten or fifteen years. Mr. Tumminaro addressed the last tenant in the subject space, Big Lots, which moved out in 2015. He added DeKalb-Harlem LLC has been trying to lease out this location with extreme difficulty. He further explained the subject space is irregularly shaped and deep which makes it difficult to split up into smaller commercial tenant spaces. Mr. Tumminaro feels an interior self-storage facility makes the best sense for utilizing the 20,000 square foot space. Mr. Tumminaro stated self-storage facilities are on the rise and the location in Rockford in the old K-Mart building is at 95% capacity. He advised all four of their locations are filling up, with the older locations over 95% capacity and the newer facilities filling up faster than expected. Mr. Tumminaro said the subject tenant space will be all interior access and climate controlled, which gives customers an option to store items and not have to worry about outside elements. He further described the facility will be well lit, secure, with customers needing a personalized code to enter the premises. Mr. Tumminaro went on to discuss the multiple sizes of storage units available and will range from a walk-in closet to the size of a small room. He advised the subject space is economically obsolete due to many vacancies in the building. He stated DeKalb-Harlem LLC is looking to fill the space and make it more Planning and Zoning Commission November 15, 2021 Page 4 of 6 attractive for future use and development of the property. Mr. Robinson spoke on recent improvements at the subject site including $1,000,000.00 spent on roofing, asphalt, and lighting. Mr. Tumminaro added with the increased revenue from the self-storage facility, they will be able to continue making improvements and make it an attractive option for future tenants. He noted there would be no modifications to the exterior of the building other than signage, which will comply with all regulations of the “PD-C” Planned Development Commercial District. Mr. Tumminaro gave some comparisons between one of their Rockford locations and the proposed location on Sycamore Road. He added the Rockford location is double in size and there are about 30 visitors a day on weekdays, and 40-50 visitors on weekends. This would result, Mr. Tumminaro added, in 15 visitors a day on weekdays and 20-25 visitors on weekends for the proposed facility. He explained there is plenty of parking to accommodate the proposal since there are over 300 parking spots in the shopping center. Mr. Tumminaro summarized the request by noting there would be no decrease to property values in the surrounding area, the use would benefit the citizens by offering a convenient location for self-storage in the heart of DeKalb. He ended the presentation by noting there would be no employees staffing the premises, entry to the building would require a passcode, security cameras will be installed, and employees will stop by for periodic checks. Dan Olson, Principal Planner with the City of DeKalb, went through the staff report dated November 10, 2021. He noted the proposed site is in the DeKalb Shopping Center zoned as “PD-C” Planned Development Commercial District. The “PD-C” District states the uses under the “GC” General Commercial District apply, and “self-service storage facilities, interior unit access” are a special use. Mr. Olson mentioned demand is on the rise for self-storage facilities and DeKalb does not have a facility like the one proposed. He noted the applicant has mentioned there were issues trying to get a retail tenant in the building. Mr. Olson said this would be an adaptive re-use of the property. Mr. Olson also advised no hazardous materials will be stored in the units and there is adequate parking. Mr. Olson added the UDO has some additional standards for self-storage, interior unit access facilities, which have been met. He pointed out the UDO requires these facilities be in an existing building, which is the case with the subject proposal. He also said it also must be shown the space is deemed obsolete and that has been proven. Mr. Olson completed his report by stating the facility will not negatively affect the neighborhood due to no exterior changes to the building and very little traffic impact. Planning and Zoning Commission November 15, 2021 Page 5 of 6 Mr. Olson stated City Staff received public input from two neighbors. He said the first is from Wendy Ziegler of 1427 N. 14th St. asking if the building was going to be demolished. Mr. Olson noted called the residence and informed them the building will not being demolished. He advised the other correspondence was from Cynthia Dolder of 1407 E. Dresser Rd. indicating her support for the proposal. Mr. Olson advised City Staff recommends approval of the Special Use Permit. Vice Chair McMahon gave the public an opportunity to speak. No one spoke from the public. Vice Chair McMahon gave the Commission an opportunity to speak. Mr. Becker asked with the facility open 24 hours a day, 7 days a week with no employees on site, would a phone number be available if problems arise? Mark Robinson stated there is an on-call number available and is manned 24 hours a day 7 days a week. Mr. Becker asked if there were a little over 100 units proposed. Robert Tumminaro replied there are 189 units. Vice Chair McMahon asked how big the K-Mart facility was in Rockford. Robert Tumminaro replied it is a little over 40,000 square feet with just about double the units of the one proposed in DeKalb. Ms. Pena-Graham asked if there Rockford facility was at 95% capacity with Mr. Robinson stating yes and it is expanding. Ms. Pena-Graham also asked how they would they know if hazardous materials and drugs were brought into the facility since no employees work there. Mr. Robinson stated there have been no incidents to date. Ms. Pena-Graham asked about the lighting of the units. Mr. Robinson replied there are lights in each unit with grated ceilings. Mr. Becker asked about the length of contracts. Mark Robinson stated they try to get longer term contracts but if people want short-term ones, they will accommodate them. Ms. Pena-Graham asked what the minimum lease time was. Mr. Robinson replied a month. Ms. Pena-Graham also asked if they required a security deposit with Mr. Robinson replying yes. Ms. Pena-Graham inquired about people not paying for their units. Mr. Robinson stated there is a small percentage who do not pay every month and the company does a sale of the unit when this occurs. Planning and Zoning Commission November 15, 2021 Page 6 of 6 Ms. O’Flaherty moved that based on the submitted petition, testimony presented and findings of fact, the Planning and Zoning Commission recommend to the City Council approval of a special use permit for a “self- service storage facility, interior unit access” to be located at 1700 Sycamore Road in the tenant space as indicated on Exhibit A of the staff report dated 11- 10-21. Mr. Becker seconded the motion. A roll call vote was taken. Mr. Becker – Yes Ms. O’Flaherty – Yes, Ms. Pena- Graham – Yes, Vice Chair McMahon – Yes Chair Maxwell, Ms. Stoker, and Mr. Wright were absent. Motion Passed 4-0-3. F. REPORTS Mr. Olson introduced the new Recording Secretary, Stephanie Turner. He said Stephanie is an Administrative Assistant with the City Manager’s Office. He noted Aaron Walker received a promotion and is now the Building Permit Coordinator for the City. Mr. Olson advised he sent an e-mail to the Commission regarding training opportunities. He noted the DeKalb County Regional Planning Commission is sponsoring a training session on December 9th from 6:00 p.m. – 8:00 p.m. Mr. Olson said the Illinois APA Chapter will come out and provide in person training. G. ADJOURNMENT Ms. Pena-Graham 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 6:39 PM.  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT December 16, 2021 TO: DeKalb Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: Text Amendments to Chapter 23 of the Municipal Code - Unified Development Ordinance – Self-Service Storage Facility, Exterior Unit Access BACKGROUND AND ANALYSIS The City has initiated text amendments to the UDO to add “self-service storage facility, exterior unit access” as a special use in the “LC” Light Commercial District and “GC” General Commercial District and to change “self-service storage facility, exterior unit access” from a special use to a permitted use in the “LI” Light Industrial District and the “HI” Heavy Industrial District. A proposed self-service storage facility with exterior unit access would like to locate on a vacant lot at 118 Clive Dr., which is zoned “GC” General Commercial District. Currently in the “GC” District, a self-service storage facility with exterior unit access is not a permitted or special use. The applicant for the site at 118 Clive Dr. applied for a special use permit, however approval cannot occur unless the proposed text amendments are passed first. A public hearing for the special use is scheduled right after the text amendment hearing. In 2018 the City amended the UDO regarding self-storage facilities based upon a desire by a business owner to locate an indoor self-service storage facility in the City (facility was never constructed). The amendments approved included creating uses and definitions separately for indoor and outdoor self-service storage facilities. In addition, the amendments added indoor self-service storage facilities as a special use in the “LC” Light Commercial and “GC” General Commercial Districts. Finally, amendments were approved to allow indoor self-service storage facilities as a permitted use in the “LI” Light Industrial and “HI” Heavy Industrial Districts and outdoor self-service storage facilities as a special use in those districts. The UDO, prior to the 2018 amendments, only allowed “self-service storage facilities” as a special use in the “LI” and “HI” Districts. The amendments approved in 2018 also included standards to make sure indoor and outdoor self-service storage facilities reviewed under a special use permit are located in appropriate areas, protect prime retail space and are compatible with the surrounding neighborhood. The specific amendments to the UDO are as follows: Amend Article 5.07.03 to add “self-service storage facility, exterior unit access” as a special use in the “LC” Light Commercial District The proposed amendment would allow these facilities as a special use in the “LC” District. They are similar to some of the other special uses in the “LC” District and the special use procedure allows the City to review the specific site and add conditions, if warranted. Self-service storage facilities with interior unit access are currently a special use in the “LC” District. Amend Article 5.08.03 to add “self-service storage facility, exterior unit access” as a special use in the “GC” General Commercial District The proposed amendment would allow these facilities as a special use in the “GC” District. They are similar to some of the other special uses in the “GC” District and the special use procedure allows the City to review the specific site and add conditions, if warranted. Self-service storage facilities with interior unit access are currently a special use in the “GC” District. Amend Articles 5.11.02 and 5.11.03 by changing “self-service storage facility, exterior unit access” from a special use to a permitted use in the “LI” Light Industrial District. Self-service storage facilities with exterior unit access are similar to more of the permitted uses in the “LI” District than the special uses. The special uses in the “LI” District have more hazardous characteristics and include such uses as junkyards, recycling centers and sanitary landfills. Self-service storage facilities with interior unit access are currently a permitted use in the “LI” District. Amend Articles 5.12.02 and 5.12.03 by changing “self-service storage facility, exterior unit access” from a special use to a permitted use in the “HI” Heavy Industrial District. Self-service storage facilities with exterior unit access are similar to more of the permitted uses in the “HI” District than the special uses. Like the “LI” District the special uses in the “HI” District have larger potential impacts and hazardous characteristics and include such uses as junkyards, recycling centers, sanitary landfills and animal slaughtering facilities. Self-service storage facilities with interior unit access are currently a permitted use in the “LI” District. Page |2 RECOMMENDATION Sample Variation Motion: Based on the submitted petition and testimony presented, I move the Planning and Zoning Commission recommend to the City Council approval of text amendments to the Unified Development Ordinance regarding self-service storage facilities, exterior unit access, as indicated in Exhibit A of this staff report. Page |3  EXHIBIT A 5.07 “LC” Light Commercial District 5.07.01 Purpose and Intent This section contains the district regulations for the “LC” Light Commercial District. These regulations are supplemented and qualified by additional general regulations elsewhere in this Ordinance which are incorporated as a part of this section by reference. The “LC” Light Commercial District is intended to be located in areas adjacent to collector streets and some arterial streets and is designed to accommodate the retail and limited service needs of a larger consumer population than is typically served by the Neighborhood Commercial District. 5.07.02 Permitted Land Uses and Developments in the “LC” Light Commercial District The following land uses and developments are permitted in this district: Any use permitted in the “NC” Neighborhood Commercial District, except those uses that may be modified in this list of permitted uses; Accessory uses; Automobile detailing; Automobile parts and accessory stores; Banks and other financial institutions, not including drive-through facilities; Bicycle stores; sales, rental, and repair; Catering establishments, including pizza delivery; Clothing and shoe stores; sales and repair; Clubs, lodges, meetings halls; Department, discount and variety stores; Drug stores; Greenhouses, nurseries, garden supply and seed stores; Food stores and grocery stores; convenience stores (excluding motor fuel on the premises); meat markets and bakeries; Funeral homes, mortuaries; Furniture stores with repair and re-upholstery only as an accessory use; Hardware stores; Household appliance stores, sales, service, and rental; Interior decorating stores, including carpet, paint, and wallpaper stores; Medical and dental offices; Musical instrument stores, sales and repair; 5-25  Museums and art galleries; Nursing and convalescent homes and retirement centers; Office supply stores; Optical sales, examinations; Pet stores and animal grooming shops; Public buildings used by any departments of the City, School District, Township, Park District, County, State, or Federal governments, except for vehicle maintenance, raw material storage and other similar type facilities; Radio, television and recording studios; Radio and television stores, sales and service; Recreation centers, health clubs, athletic clubs, and fitness centers; Restaurants, with or without alcohol (2008-064); Restaurants (fast-food), but not including drive-through facilities; Schools for business, professional or technical training; Service facilities including barber shops; beauty shops; nail salons; copying services; artists' studios; photographers; locksmith; tailors; music and dance instruction studios; suntan parlors; travel agencies and ticketing offices; minor vehicle services not included under “Vehicle Service Facility”; and other similar type uses. Specialty shops including antique shops; art and school supplies; bookstores; camera shops, including film developing; card and stationery shops; candy shops; florists; newspaper and magazine stores; gift and novelty shops, jewelry stores; pet shops; record shops; hobby shops and other similar type uses. Sporting goods stores; Theaters, indoor and auditoriums; Toy stores; NOTE: Any of the above permitted land uses and developments which include drive-through facilities are considered “Special Land Uses and Developments” (See Subsection 5.07.03). 5.07.03 Special Land Uses and Developments in the “LC” Light Commercial District The following land uses and developments may be permitted under conditions and requirements specified in Article 14, “Permits.” All permitted or special uses and developments which include drive-through facilities; Amusement establishments, but limited to bowling alleys, indoor skating rinks, swimming pools, video arcades, pinball and other similar non-gambling machine or table games (but specifically excluding activities involving the discharge of firearms, which are separately addressed herein as firing ranges); Animal boarding facilities; 5-26 Animal hospitals and veterinary clinics; 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 (see Section 5.08.03); Banquet halls; Bars, taverns, and package liquor stores; Cannabis business establishment; Car washes; Dwelling units when located above the ground floor, with an allowed commercial use on the ground floor; Gasoline stations and any other establishments selling motor fuel on the premises, but not including vehicle repair; Group homes; Hospitals and clinics; Hotels and motels; Laboratories, medical, dental, research, and technical; Lodging house; Outdoor seating, service, dining and/or recreation areas accessory to any restaurant, bar, tavern, club, lodge or meeting hall (2008-064); Parking lots, as a principal use; Public or private schools, within buildings existing prior to the effective date of this Ordinance (1995-116); Public utility facilities. Any installation, other than poles and equipment attached to the poles, shall be: adequately screened with landscaping, fencing or walls, or any combination thereof, or placed underground, or enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area. All plans for screening these facilities shall be submitted as a part of the special use permit application; Retail Tobacco Stores (see Article 7.17); Self-service storage facility, exterior unit access (see Article 7.21) (2018-008); Self-service storage facility, interior unit access (see Article 7.21) (2018-008); and Video Gaming Establishments. 5-27 5.07.04 Density and Dimensional Regulations in the “LC” Light Commercial District 1. Minimum Lot Area: Except as required for residential dwellings, no minimum lot area is established for permitted and special land uses in the LC District, however, lot dimensions shall be sufficient to meet other requirements of this Section and Article 12, “Off-Street Parking and Loading Requirements.” 2. Building Setback Requirements: Except as provided for in Article 7, “Supplementary District Regulations,” the following setback requirements apply to buildings and structures in the LC District. a. Front Yard: No principal building shall be allowed within forty (40) feet of any front lot line or a street right-of-way line. b. Side Yard: No principal building setback is required from a side lot line, except for a lot which abuts a residence district or upon an alley separating this lot from a residence district. Under these circumstances, no principal building shall be allowed within thirty (30) feet of the side lot line. See Article 7, “Supplementary District Regulations” for screening requirements. c. Rear Yard: No principal building setback is required from a rear lot line, except for a lot that abuts a residence district or upon an alley separating this lot from a residence district. Under these circumstances, no principal building shall be allowed within thirty (30) feet of the rear lot line. See Article 7, “Supplementary District Regulations” for screening requirements. 3. Maximum Site Coverage: Site coverage shall not exceed seventy (70) percent, except as may be approved under the provisions of a “Planned Development” district (see Section 5.13 of this Article) (2008-064). 4. Building Height Limitations: No building shall exceed three (3) stories or forty-five (45) feet in height, except as provided in Article 7, “Supplementary District Regulations,” and as provided in paragraph 5 below. 5. Building Height Exceptions: By Special Use Permit (see Article 14, “Permits”), or as part of a “Planned Development,” buildings may exceed building height limitations, subject to the following building setback requirements: a. Front Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no setback from a front lot line need ever exceed 150 feet. b. Side Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no side yard setback need ever exceed fifty (50) feet. c. Rear Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no setback from the rear lot line need ever exceed fifty (50) feet. 5.07.05 Other Development Regulations for the “LC” Light Commercial District The following references the appropriate Articles of this Ordinance which specify the other regulations governing development in this district. 1. “Overlay District Regulations”: Article 6 2. “Supplementary District Regulations”: Article 7 5-28  3. “Streets, Sidewalks and Subdivision Design”: Article 9 4. “Utilities”: Article 10 5. “Floodways, Floodplains, Stormdrainage and Erosion”: Article 11 6. “Off-Street Parking and Loading Requirements”: Article 12 7. “Signs”: Article 13 5.07.06 Conditions of Use in the “LC” Light Commercial District 1. Not more than one (1) principal building shall be located on a zoning lot. The only exception to this is for developments approved under the provisions of a “Planned Development” district (see Section 5.13 of this Article) (2008-064). 2. A principal building, in which one or more uses may locate, shall not exceed twenty-five thousand (25,000) square feet in gross floor area (2008-064). 3. All business, servicing, processing and storage, except for off-street parking and loading and drive- through facilities, shall be conducted within completely enclosed buildings. 5-29 5.08 “GC” General Commercial District 5.08.01 Purpose and Intent This section contains the district regulations for the “GC” General Commercial District. These regulations are supplemented and qualified by additional regulations elsewhere in this Ordinance which are incorporated as a part of this section by reference. The “GC” General Commercial District is intended to be located in areas adjacent to arterial streets and designed to accommodate a wide range of retail and service needs for the consumer populations of the City of DeKalb and its surrounding areas. 5.08.02 Permitted Land Uses and Developments in the “GC” General Commercial District The following land uses and developments are permitted in this district: Any use permitted in the “LC” Light Commercial District, except those uses that may be modified in this list of permitted uses; Accessory uses; Animal boarding facilities; Animal hospitals and veterinary clinics; 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 (see Section 5.08.03); Banquet halls; Bars, taverns, and package liquor stores; Boat and marine sales and service; Body Art Establishments Community residences (small or large), when located above the ground floor; Farm equipment sales and service; Group homes, when located above the ground floor; Hospitals and clinics; Hotels and motels; Laboratories, medical, dental, research, and technical; Micro-Distillery; Newspaper offices; Parking lots and parking structures; Building supply, electrical, plumbing and heating service and equipment stores (2008-064); Printing and publishing establishments; 5-30  Tire stores, sales and service; Union halls, hiring halls, and trade association offices/meeting rooms; Warehouses associated with showrooms or retail outlets where the warehouse portion does not exceed fifty (50) percent of the total gross from the area. NOTE: Any of the above permitted land uses and developments which include drive-through facilities are considered “Special Land Uses and Developments” (See Subsection 5.08.03). 5.08.03 Special Land Uses and Developments in the “GC” General Commercial District (2017-009) The following land uses and developments may be permitted under conditions and requirements specified in Article 14, “Permits.” All permitted or special land uses and developments which include drive-through facilities; Amusement establishments, indoor or outdoor, including miniature golf, water recreation and other similar type recreation facilities (2008-064) (but specifically excluding activities involving the discharge of firearms, which are separately addressed herein as firing ranges); Automobile impound yards, but not including storage of wrecked vehicles; Automobile sales on property greater than three (3) acres that derives a majority of annual sales from new vehicles; Building material sales and storage (retail) as a principal use; Bus and train stations/terminals; Cannabis business establishment; Cartage and express facilities; Car washes; Convention, exhibition, and civic centers, arenas and stadiums; Distillery; Dwelling units when located above the ground floor, with an allowed commercial use on the ground floor; Firearm Retailers with a size of 50,000 square feet in area or more; Gasoline stations; Lodging house; Parking lots and parking structures, as a principal use (2008-064); Pawn shops; Public or private schools, within buildings existing prior to the effective date of this Ordinance (1995-116); Public utility facilities. Any installation, other than poles and equipment attached to the poles, shall be: 5-31  adequately screened with landscaping, fencing or walls, or any combination thereof, or placed underground, or enclosed in a structure in such a manner so as to blend with and complement the character of the surrounding area. All plans for screening these facilities shall be submitted as part of the special use permit application. Restaurants (fast food) which include drive-through facilities; Retail Tobacco Stores (see Article 7.17 regulations); Self-service storage facility, exterior unit access (see Article 7.21) (2018-008); Self-service storage facility, interior unit access (see Article 7.21) (2018-008); Social Club; Theaters, outdoor and drive-in; Vehicle service facilities; Vehicle repair facilities; Video Gaming Establishments; Wholesale establishments. 5.08.04 Density and Dimensional Regulations in the “GC” General Commercial District 1. Minimum Lot Area: Except as required for residential dwellings, no minimum lot area is established for permitted and special land uses in the GC District, however, lot dimensions shall be sufficient to meet other requirements of this Section and Article 12, “Off-Street Parking and Loading Requirements.” 2. Building Setback Requirements: Except as provided for in Article 7, “Supplementary District Regulations,” the following setback requirements apply to buildings in the GC District. a. Front Yard: No principal building shall be allowed within forty (40) feet of any front lot line or street right- of-way line. b. Side Yard: No principal building setback is required from a side lot line, except for a lot which abuts a residence district or upon an alley separating this lot from a residence district. Under these circumstances, no principal building shall be allowed within fifty (50) feet of the side lot line. See Article 7, “Supplementary District Regulations” for screening requirements. c. Rear Yard: No principal building setback is required from a rear lot line, except for a lot that abuts a residence district or upon an alley separating this lot from a residence district. Under these circumstances, no principal building shall be allowed within fifty (50) feet of the rear lot line. See Article 7, “Supplementary District Regulations,” for screening requirements. 3. Maximum Site Coverage: Site coverage shall not exceed seventy (70) percent, except as may be approved under the provisions of a “Planned Development” district (see Section 5.13 of this Article) (2008-064). 5-32  4. Building Height Limitations: No building shall exceed three (3) stories or forty-five (45) feet in height, except as provided in Article 7, “Supplementary District Regulations,” and as provided in paragraph 5 below. 5. Building Height Exceptions: By Special Use Permit (see Article 14, “Permits”), or as part of a “Planned Development,” buildings may exceed building height limitations, subject to the following building setback requirement: a. Front Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no setback from a front lot line need ever exceed 150 feet. b. Side Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no side yard setback need ever exceed fifty (50) feet. c. Rear Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no setback from the rear lot line need ever exceed fifty (50) feet. 5.08.05 Other Development Regulations for the “GC” General Commercial District The following references the appropriate Articles of this Ordinance which specify the other regulations governing development in this district. 1. “Overlay District Regulations”: Article 6 2. “Supplementary District Regulations”: Article 7 3. “Streets, Sidewalks and Subdivision Design”: Article 9 4. “Utilities”: Article 10 5. “Floodways, Floodplains, Storm drainage and Erosion”: Article 11 6. “Off-Street Parking and Loading Requirements”: Article 12 7. “Signs”: Article 13 5.08.06 Conditions of Use in the “GC” General Commercial District 1. A principal building or combination of buildings on a zoning lot in which one or more uses may locate shall not exceed fifty-thousand (50,000) square feet in gross floor area. The only exception to this is for developments approved under the provisions of a “Planned Development” district (see Section 5.13 of this Article). 2. Outdoor display of items intended for direct sale to the public shall be permitted as an accessory use only. Outdoor storage of items not intended for direct sale to the public shall also be permitted as an accessory use as long as the storage area is completely screened from the public view and located behind the front building line of the principal building, except that automobiles, recreational vehicles, boats, etc. that have been serviced, or are awaiting service, may be temporarily stored in front of the building line of the principal building until such time as they are picked up by their owners. 5-33 5.11 “LI” Light Industrial District 5.11.01 Purpose and Intent This section contains the district regulations of the “LI” Light Industrial District. These regulations are supplemented and qualified by additional general regulations appearing elsewhere in this Ordinance which are incorporated in this section by reference. The “LI” Light Industrial District's uses are intended to be conducted in a manner not detrimental to the rest of the community by reason of noise, vibration, smoke, dust, toxic or noxious materials, odor, fire, explosive hazards, glare or heat. 5.11.02 Permitted Land Uses and Developments of the “LI” Light Industrial District (2017-044) The following land uses and developments are permitted in this district: Accessory uses; Any use whose primary purpose includes the light manufacturing, fabricating, assembly, disassembly, processing or treatment of goods and products, including but not limited to: appliances, small motors; books, printed materials; clothing and textiles; drugs; electrical components; glass and ceramics; paper and paper products; plastic and fiberglass; sheet metal; tools; wood assembly and finishing; Airports, landing strips and heliports; Animal boarding facilities and animal shelters, subject to the provisions of 5.11.06, subparagraph 3 (below) (2003-139); Automobile detailing; Automobile, truck, trailer and recreational vehicle sales and rental; Boat and marine sales and service; Body Art Establishment Building-contractors office and materials storage; 5-44 Building material sales and storage; Bus and train stations and terminals; Business, professional, and technical training schools; Car washes; Cartage and express facilities; Data Center; Dwelling unit (one only) only when used by the caretakers and their families, who own or are employed in the allowable commercial or industrial use of the premises, and which may be located on the ground floor; Farm equipment sales and service; Fruit, Vegetable and grain processing, packaging, and storage; Gasoline Stations; Golf courses and other open space recreational uses; Ice processing, sales and storage; Lumberyards; Machinery sales, service and storage; Machine shops; Motor and rail freight terminals; Newspaper offices; Offices; Outdoor storage, as a principal use, except junkyards, salvage yards, and wrecked vehicle storage yards; Parking lots, as a principal use; Plating establishments; Plumbing and heating service and equipment stores; Printing and publishing establishments, duplicating services; Public buildings used by any department of the City, School District (except school buildings), Township, Park District, County, State, and Federal governments; Public utility facilities; Research laboratories and facilities; and 5-45  Self-service storage facility, exterior unit access. (See Article 7.21) (2018-008); Self-service storage facility, interior unit access. (2018-008) Sewage treatment plants; Showrooms and retail outlets associated with warehouse or manufacturing facilities where the showroom or retail portion does not exceed thirty (30) percent of the total floor area; Sign shops; Tire stores, sales and service; Tool and dye shops; Union halls, hiring halls, and trade association offices/meeting rooms; Upholstery stores; Vehicle repair facilities; Vehicle service facilities; Warehouse and wholesale establishments, distribution centers; Welding. 5.11.03 Special Land Uses and Developments of the “LI” Light Industrial District (2017-044) The following land uses and developments may be permitted under conditions and requirements specified in Article 14, “Permits.” Cannabis business establishment; Day Care Centers; Distillery; Firearm Retailers / Firearm Dealers regardless of size (See Article 7.19 regulations); Indoor firing range (See Article 7.19.05 regulations); Junkyards, salvage yards, and vehicle wrecking yards conducted within an enclosed building or surrounded by a solid sight-proof fence not less than ten (10) feet in height, or the height of the materials being screened, whichever is greater, and where no materials shall be piled or stacked to a height in excess of fifteen (15) feet above the ground level; Penal, correctional, and other institutions necessitating restraint of inhabitants; Railroad switching yards; Recycling centers; Retail Tobacco Stores (See Article 7.17 regulations); and 5-46  Sanitary landfills, solid waste transfer stations, composting, energy reclamation facilities, recycling plants, incinerators, and similar solid-waste management facilities, but excluding hazardous or radioactive waste disposal; and Self-service storage facility, exterior unit access (see Article 7.21) (2018-08). 5.11.04 Density and Dimensional Regulations of the “LI” Light Industrial District 1. Minimum Lot Area: Except as required for residential dwellings, no minimum lot area is established for permitted and special land uses in the LI District, however, lot dimensions shall be sufficient to meet other requirements of this Section and Article 12, “Off-Street Parking and Loading Requirements.” 2. Building Setback Requirements: Except as provided for in Article 7, “Supplementary District Regulations,” the following setback requirements apply to buildings in the LI District. a. Front Yard: No principal building shall be allowed within forty (40) feet of any front lot line or a street right- of-way line. b. Side Yard: No building setback is required from a side lot line, except for a lot which abuts a residence district or upon an alley separating this lot from a residence district. Under these circumstances, no principal building shall be allowed within seventy-five (75) feet of the side lot line. (See Article 7, “Supplementary District Regulations” for screening buffer requirements.) c. Rear Yard: No building setback is required from a rear lot line, except for a lot which abuts a residence district or upon an alley separating this lot from a residence district. Under these circumstances, no principal building shall be allowed within seventy-five (75) feet of the rear lot line. (See Article 7, “Supplementary District Regulations” for screening requirements.) 3. Maximum Site Coverage: On lots two (2) acres in size or greater, site coverage shall not exceed seventy (70) percent, except as may be approved under the provisions of a “Planned Development” district (see Section a. of this Article). There is no limitation on site coverage on lots less than two (2) acres in size. 4. Building Height Limitations: No building shall exceed six (6) stories or seventy-five (75) feet in height, except as provided in Article 7, “Supplementary District Regulations,” and as provided in paragraph 5 below. 5. Building Height Exceptions: By Special Use Permit (see Article 14, “Permits”), or as part of a “Planned Development,” buildings may exceed building height limitations, subject to the following building setback requirement: a. Front Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no setback from a front lot line need ever exceed 150 feet. b. Side Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no side yard setback need ever exceed fifty (50) feet. c. Rear Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no setback from the rear lot line need ever exceed fifty (50) feet. 5-47 5.11.05 Other Development Regulations for the “LI” Light Industrial District The following references the appropriate Articles of this Ordinance which specify the other regulations governing development in this district. 1. “Overlay District Regulations”: Article 6 2. “Supplementary District Regulations”: Article 7 3. “Streets, Sidewalks and Subdivision Design”: Article 9 4. “Utilities”: Article 10 5. “Floodways, Floodplains, Storm Drainage and Erosion”: Article 11 6. “Off-Street Parking and Loading Requirements”: Article 12 7. “Signs”: Article 13 5.11.06 Conditions of Use of the “LI” Light Industrial District. 1. Depending on sewage collection and treatment requirements, a developer or business shall verify the adequacy of said system with the Kishwaukee Water Reclamation District prior to applying for a building or occupancy permit. 2. All outdoor storage areas, whether they are the principal or accessory use of the property, shall be screened from this public view by placing a solid, sight-proof fence not less than six (6) feet in height around the storage area. Junkyards, salvage yards, and vehicle wrecking yards shall meet the screening requirements set forth in Subsection 5.11.03. 5-48 5.12 “HI” Heavy Industrial District 5.12.01 Purpose and Intent This section contains the district regulations of the “HI” Heavy Industrial District. These regulations are supplemented and qualified by additional general regulations appearing elsewhere in this Ordinance which are incorporated as a part of this section by reference. The “HI” Heavy Industrial District is intended to be located in selected areas so that its permitted and special uses' noise, vibration, smoke, dust, toxic or noxious materials odors, fire, explosive, glare, heat, and other hazardous characteristics are not detrimental to the rest of the community. 5.12.02 Permitted Land Uses and Developments of the “HI” Heavy Industrial District The following land uses are permitted in this district: Any use permitted in the “LI” Light Industrial District; Accessory uses; Any use whose primary purpose includes the heavy manufacturing, fabrication, assembly (does not include disassembly), processing or treatment of goods and services, including but not limited to: boats, construction equipment, containers and storage units, motor vehicles and engines, paints, inks, stoneware, earthware; Data Center; Railroad switching yards; and Self-service storage facility, exterior unit access. (See Article 7.21) (2018-008) Self-service storage facility, interior unit access. (2018-008) 5.12.03 Special Land Uses and Developments of the “HI” Heavy Industrial District The following land uses and developments may be permitted under conditions and requirements specified in Article 14, “Permits.” Animal slaughtering, meat packing, or rendering facilities; Any use whose primary purpose includes the heavy manufacturing, fabrication, assembly, disassembly, processing or treatment of goods and services, including but not limited to: concrete, asphalt, cement, motor vehicles and engines, 5-49  Bulk fuel distribution or storage; Distillery; Extraction of raw materials from the earth and processing thereof; Firearm Retailers / Firearm Dealers - regardless of size (See Article 7.19 regulations); Firing Range, both indoor or outdoor (See Article 7.19 regulations); Junkyards, salvage yards, vehicle wrecking yards conducted within an enclosed building or surrounded by a solid sight-proof fence not less than ten (10) feet in height, or the height of the materials being screened, whichever is greater, and where no materials shall be piled or stacked to a height in excess of fifteen (15) feet above the ground level. Manufacturing and processing of flammable liquids, gases, explosives, chemicals, acids, fertilizers; Penal, correctional, and other institutions necessitating restraint of inhabitants; Petroleum refining or storage; Recycling centers; Retail Tobacco Stores (see Article 7.17); Sanitary landfills, solid waste transfer stations, composting, energy reclamation facilities, recycling plants, incinerators, and similar solid waste management facilities, but excluding hazardous or radioactive waste disposal; Self-service storage facility, exterior unit access (see Article 7.21) (2018-008); Steel mills, foundries, forges, and smelters; Storage of hazardous substances as the principal use of the property; and Sulfur and rubber reclamation plants. 5.12.04 Density and Dimensional Regulations of the “HI” Heavy Industrial District 1. Minimum Lot Area: Except as required for residential dwellings, no minimum lot area is established for permitted and special land uses in the HI District, however, lot dimensions shall be sufficient to meet other requirements of this Section and Article 12, “Off-Street Parking and Loading Requirements.” 2. Building Setback Requirements: Except as provided for in Article 7, “Supplementary District Regulations,” the following setback requirements apply to buildings in the HI District. a. Front Yard: No principal building shall be allowed within forty (40) feet of any front lot line or a street right- of-way line. b. Side Yard: No building setback is required from a side lot line, except for a lot which abuts a residence district or upon an alley separating this lot from a residence district. Under these circumstances, no principal building shall be allowed within one hundred (100) feet of the side lot line. See Article 7, “Supplementary District Regulations” for screening requirements. 5-50  c. Rear Yard: No building setback is required from a rear lot line, except for a lot which abuts a residence district or upon an alley separating this lot from a residence district. Under these circumstances, no principal building shall be allowed within one hundred (100) feet of the rear lot line. See Article 7, “Supplementary District Regulations” for screening requirements. 3. Maximum Site Coverage: There is no limitation on site coverage in the HI District. 4. Building Height Limitations: No building shall exceed six (6) stories or seventy-five (75) feet in height, except as provided in Article 7, “Supplementary District Regulations,” and as provided in paragraph 5 below. 5. Building Height Exceptions: By Special Use Permit (see Article 14, “Permits”), or as part of a “Planned Development,” buildings may exceed building height limitations, subject to the following building setback requirement: a. Front Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no setback from a front lot right-of-way line need ever exceed 150 feet. b. Side Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no side yard setback need ever exceed fifty (50) feet. c. Rear Yard: The required building setback shall be increased by one (1) foot for each two (2) feet, or portion thereof, of increased building height, provided, however, that no setback from the rear lot line need ever exceed fifty (50) feet. 5.12.05 Other Development Regulations for the “HI” Heavy Industrial District The following list references the appropriate Articles of this Ordinance which specify the other regulations governing development in this district. 1. “Overlay District Regulations”: Article 6 2. “Supplementary District Regulations”: Article 7 3. “Streets, Sidewalks and Subdivision Design”: Article 9 4. “Utilities”: Article 10 5. “Floodways, Floodplains, Storm Drainage and Erosion”: Article 11 6. “Off-Street Parking and Loading Requirements”: Article 12 7. “Signs”: Article 13 5.12.03 Conditions of Use Depending on sewage collection and treatment requirements, a developer or business shall verify the adequacy of said system with the Kishwaukee Water Reclamation District prior to applying for a building or occupancy permit. 5-51 Existing Video Gaming Establishments, as defined in Article 3 of this Ordinance, which do not meet the distance separation requirements listed in Article 7.20.01 (1) on the effective date of this Ordinance may continue to operate and have their annual Video Gaming License renewed, provided they meet the requirements of Chapter 38 “Intoxicating Liquors” of the Municipal Code, and Article 19 “Non-Conforming Situations” of this Ordinance. A change in ownership or tenancy of a non-conforming Video Gaming Establishment, as determined by Article 19 of this Ordinance, does not require the discontinuance of the use. 7.20.02 Planned Development Districts Video Gaming Establishments proposed to be located in Planned Development Districts established prior to the adoption of this Ordinance shall be categorized as a “bar” or “tavern” for purposes of determining if they are a permitted use, special use or prohibited use. The distance separation requirement described in Article 7.20.01 of this Ordinance still applies. 7.21 Self-Service Storage Facilities (2018-008) 7.21.01 Building Requirements “Self-Service Storage Facility, Interior Unit Access” facilities in the “LC” Light Commercial and “GC” General Commercial Districts shall only be allowed with a special use permit and located in an existing building or buildings and not in a newly constructed building or buildings. 7.21.02 Additional Special Use Requirements for the “LC” Light Commercial ,and “GC” General Ccommercial Districts , “LI” Light Industrial, and “HI” Heavy Industrial Districts The applicant must also submit information that includes, when applicable, how the proposed special use will address the following physical characteristics as they relate to the standards for a special use in Article 14.03: • Access/Traffic circulation, • Hours of operation, • Accessory uses such as retail sales of packing or mailing supplies, • Fencing, • Lighting, • Architectural elevations, • Screening, • Security cameras, • Dumpsters and enclosures, • Parking, and • Outdoor storage. 7.21.03 Additional Special Use Requirements for the “LC” Light Commercial and “GC” General Commercial Districts In addition to the requirements of Article 14.03, the applicant for a special use request for a “Self-Service Storage Facility, Interior Unit Access” in the “LC” Light Commercial or “GC” General Commercial District shall provide a floor plan indicating how the storage units are divided including square footages. The applicant shall also be required to show how the property or tenant space has become obsolete for retail uses to warrant the special use permit. To determine obsolescence, the following three factors shall be used: • Physical obsolescence – Physical structure itself has deteriorated; • Functional obsolescence – Property or tenant space is no longer able to function in the way it was originally intended; and 7-37 • Economic obsolescence – Outside forces have negatively affected the commercial real estate property value. 7-38 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 20, 2021 at 6:00 p.m. in the Yusunas Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by the City of DeKalb for text amendments to Chapter 23 “Unified Development Ordinance (UDO)” of the Municipal Code, to add “self-service storage facility, exterior unit access” as a special use in the “LC” Light Commercial District and “GC” General Commercial District and to change “self- service storage facility, exterior unit access” from a special use to a permitted use in the “LI” Light Industrial District and the “HI” Heavy Industrial 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 12:00 p.m. on Monday, December 20, 2021 or by e-mail to dan.olson@cityofdekalb.com. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings. Max Maxwell, Chair DeKalb Planning and Zoning Commission  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT December 16, 2021 TO: DeKalb Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: 118 Clive Dr. - Special Use Permit for a “Self-Service Storage Facility, Exterior Unit Access” (Haywell, LLC) I. GENERAL INFORMATION A. Purpose Allow for a 169-unit self-service storage facility, exterior unit access B. Location/Size 118 Clive Dr./2.89 acres C. Petitioner Haywell, LLC represented by Tim Hayden D. Existing Zoning “GC” General Commercial District E. Existing Land Use Vacant F. Surrounding Zoning and Land Use North: “HI”; Materials Storage South: “LC” and “PD-C”; Single-Family, Vacant East: “GC” and “PD-C”; Single-Family Residential, Gas Station, Self- Storage West: “GC” and “LI”; Retail and Various Commercial Uses G. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The petitioner, Haywell, LLC represented by Tim Hayden, is requesting approval of a special use permit for a “self-service storage facility, exterior unit access” at 118 Clive Dr. on Lot 1 of the Elliott Business Park Subdivision. The subject lot is located at the northeast corner of E. Lincoln Highway and Clive Dr. The proposed facility will have 169 total storage units of varying sizes. Self-service storage facilities with exterior unit access are not a permitted or special use in the “GC” General Commercial District. The City has initiated a text amendment application to add it as a special use in the “LC” and “GC” Districts. A public hearing is scheduled for the text amendments prior to the hearing for the special use for 118 Clive Dr. The text amendments must be approved in order for the special use to proceed. The final plat for the Elliott Business Park Subdivision was approved in 2009. The subject lot has been vacant for decades and 12 years since the subject lot was recorded in 2009. Lot 3 in the subdivision is zoned ‘HI” Heavy Industrial District and Lots 1 and 2 are zoned “GC” General Commercial District. The final plat for Elliott Business Park Subdivision established a 40-foot building setback along Clive Dr. and a 50-foot building setback along E. Lincoln Highway and for the north and east property lines. The proposed self- storage buildings meet the setback requirements established on the plat. Access will be provided off Clive Dr., which will have a security gate. There will be no water or sanitary service to the site. Stormwater will be provided in a detention basin on the east side of the lot and will discharge into the system along E. Lincoln Highway, which is under the jurisdiction of IDOT. The City Engineer is waiting for IDOT’s approval before signing off in case their requirements cause an alteration to the detention. A condition addressing this is part of the recommendation at the end of the report. No parking spaces are provided on the site. There is a small office proposed at the northwest corner of Building A that will only be used when potential renters are visiting the site. Any employee going onto the property will park adjacent to the office and customers will be parking in front of their storage units. The plans show a six (6) foot high ornamental fence along Clive Dr., which will be reduced to four (4) feet to meet the UDO requirements. The pavement layout is being further evaluated by the applicant’s engineering consultant to display the navigability of emergency response vehicles and may result in minor adjustments; particularly at the entrance gate. A comment requiring a resolution to this prior to any building permit is part of the recommendation at the end of the report. A landscape plan was provided and meets the minimum standards in the UDO. There are (11) 4” diameter trees that will be removed along E. Lincoln Highway and replaced with a combination of shade trees, evergreen trees and shrubs on top of a small berm. There will be no landscaping on the east side of the site due to the placement of the detention basin and the existence of vegetation to the east of the site. The quantity and species requirements of the UDO are being met, however the location of the plantings are Page |2 distributed throughout the site to better screen the facility. Consumer self-storage has been on the rise and the inquiries to the City about self- storage facilities is increasing. The City recently approved a special use permit for a 189- unit self-service storage facility, interior unit access (climate controlled) at 1700 Sycamore Road. The applicant operates a 132-unit self-storage facility in Sycamore on Dosen Dr., just to the west of Peace Road. Mr. Hayden’s company also operates self-storage facilities in Rochelle, Bryon, Kirkland and Davis Junction. The applicant’s supporting materials notes a demand for self-storage units in the area and they have seen a high level of occupancy in their facilities. The documents indicate a demand in the smaller sized units, 150 sq. ft. and below. The facility will offer multiple sizes of storage units with each unit having its own lockable metal roll up door. The size of the self-storage units will range from approximately 50 sq. ft. (5’x 10’) to 300 sq. ft. (10’ x 30’). The business will not be staffed by an employee and there will be secured electronic access for all renter and security cameras will be located throughout the facility. No goods will be offered for retail sale and the storage of hazardous materials will be strictly prohibited. The three buildings will have pitched roofs and masonry materials for the elevations facing E. Lincoln Highway. The applicant plans to lock the entrance gate from 10:00 PM to 6:00 AM, however staff is not recommending an hour restriction. No outside storage is proposed. Data was provided by the applicant showing the unit breakdown and rent prices for the proposed facility as well as for the Minify Self-Storage facility, Red Dot Storage in Cortland and the applicant’s facility in Sycamore. The petitioner indicates since the opening of their facility in Sycamore, there has been a demand for the smaller units. Mr. Hayden says they have turned away at least 50 rentals in the past six months, mainly for 5’x10’, 10’x10’ and 10’x15’ units. Article 7.21 of the UDO has some additional standards and requirements for self-service storage facilities. The following physical characteristics should be looked at for self- service storage facilities with exterior unit access. Access/Traffic Circulation Hours of Operation Accessory uses Fencing Lighting Architectural Elevations Screening Security Cameras Dumpster and Enclosures Parking Outdoor Storage III. STANDARDS OF A SPECIAL USE 1. The proposed special use complies with all provisions of the applicable district regulations. Page |3 The proposed self-service storage facility will comply with all regulations of the “GC” General Commercial District and the UDO, including building setbacks, landscaping standards and lighting requirements. The self-service storage facility will also comply with all regulations of Article 7.21 of the UDO. 2. The proposed special use will not be unreasonably detrimental to the value of other property in the neighborhood in which it is to be located or to the public welfare at large. The proposed special use will not have a detrimental effect on the adjacent properties or land uses. The surrounding area is already developed with a variety of commercial uses along E. Lincoln Highway and some single-family detached homes on larger lots. There is an existing self-service storage facility with exterior unit access to the east of the site and has not negatively affected the area. There will be no harmful impacts from the proposed special use to the general health, safety and welfare of the surrounding neighborhood. 3. The location and size of the special use, the nature and intensity of the operation involved in or conducted in connection with it, and the location of the site with respect to streets giving access to it are such that the special use will not dominate the immediate neighborhood so as to prevent development and use of neighboring property in accordance with the applicable zoning district regulations. The special use will not dominate the immediate area and will not prevent development on the neighboring properties. The surrounding area is already developed with a variety of commercial uses and single-family homes on large lots. The proposed special use is compatible with the surrounding land uses and conforms to the 2005 E. Lincoln Highway Corridor Plan and the 2005 Comprehensive Plan. 4. Adequate utility, drainage and other such necessary facilities have been or will be provided. There will be no water or sanitary service to the facility. A stormwater detention basin is provided on the plan along the east side of the site. Drainage will go from the basin to the E. Lincoln Hwy. right-of-way, which will require approval from IDOT. No parking spaces are provided on the site. Any employee going onto the site will park adjacent to the office and customers will be parking in front of their storage units. 5. The proposed use, where such developments and uses are deemed consistent with good planning practice, or can be operated in a manner that is not detrimental to the permitted developments and uses in the district; can be developed and operated in a manner that is visually compatible with the permitted uses in the surrounding area; shall in all other respects conform to the applicable regulations of the district in which it is located; and is deemed essential or desirable to preserve and promote the public health, safety and general welfare of the City of DeKalb. Page |4 The proposed special use will not be detrimental to the permitted developments and uses in the “GC” General Commercial District and will be compatible with the surrounding area. The proposed special use will provide additional self-storage units in the community, particularly smaller units (50 to 150 sq. ft.). The development of a long vacant lot will increase property values and should spur additional growth in the area. IV. PUBLIC INPUT As of December 14, the City has not received any written comments from the public. V. RECOMMENDATION Sample Motion: Based on the submitted petition, testimony presented and findings of fact, I move the Planning and Zoning Commission recommend to the City Council approval of a special use permit for a “self-service storage facility, exterior unit access” for the subject property at 118 Clive Dr. per the plans as indicated on Exhibit A and subject to the comments in Exhibit B with the condition that no outdoor storage be allowed on the subject site. Page |5  Exhibit A • Site Plan dated 11-16-21 prepared by Fehr Graham • Grading and Drainage Plan dated 11-16-21 prepared by Fehr Graham • Erosion and Sediment Control Plan dated 11-16-21 prepared by Fehr Graham • Detail Sheet dated 11-16-21 prepared by Fehr Graham • Landscape Plan (2 sheets) dated 11-16-21 prepared by Fehr Graham • Architectural Site Plan (sheet C1) dated 12-6-21 prepared by Gregory Rewerts, Architect • Architectural Elevation Plan (sheet A1) dated 12-6-21 prepared by Gregory Rewerts, Architect • Electrical Site Plan (sheet ES1) dated 12-6-21 prepared by Gregory Rewerts, Architect • Photometric Plan dated 11-22-21 prepared by Batteries Plus Page |6  Exhibit B Prior to any building permit being issued for the subject property, the following shall occur. 1. Approval of the access and pavement layout by the Fire Department and City Engineer. 2. Revise plans to reduce the height of the proposed fence along Clive Dr. to four (4) feet. 3. IDOT approval of stormwater drainage discharge into the right-of-way of E. Lincoln Highway to the satisfaction of the City Engineer. 4. Revise lighting plan to indicate the wall packs on the buildings will have cut-off lenses. Page |7  EXHIBIT A J.U.L.I.E. Know what's below. ENGINEERING & ENVIRONMENTAL Call before you dig. OR CALL (800) 892-0123 Ó ENGINEERING & ENVIRONMENTAL Ó Ó ENGINEERING & ENVIRONMENTAL SELF -STO 40'x2 RAGE BU 90' (1 I 1,600 LDING A S.F.) SELF -STO 40'x2 RAGE BU 90' (1 I 1,600 LDING B S.F.) SELF -STO R 30'x2 AGE BU 90' (8 IL ,700 DING C S.F.) Ó ENGINEERING & ENVIRONMENTAL SELF -STO 40'x2 RAGE BU 90' (1 I 1,600 LDING A S.F.) FFE= 908. 10 SELF -STO 40'x2 RAGE BU 90' (1 I 1,600 LDING B S.F.) FFE= 908. 00 SELF -STO R 30'x2 AGE BU 90' (8 IL ,700 DING C S.F.) FFE= 907. 90 Ó ENGINEERING & ENVIRONMENTAL SELF -STO 40'x2 RAGE BU 90' (1 I 1,600 LDING A S.F.) SELF -STO 40'x2 RAGE BU 90' (1 I 1,600 LDING B S.F.) SELF -STO R 30'x2 AGE BU 90' (8 IL ,700 DING C S.F.)  POST CAP - GALV. AND POWDER COATED STEEL PER SPECIFICATIONS - SEE NOTE: POST CAP DETAIL POST DIMENSIONS / FOOTING DEPTH 1. ADJUSTMENT PANELS MAY BE SELECTIVELY CUT AT RAIL ENDS TO POST - GALV. AND POWDER FIT ON SITE AS SPECIFIED. A 4'-0" 5'-0" 6'-0" 8'-0" COATED STEEL PER 8' - 1-1/2" 2. ALL EXPOSED METAL EDGES TO BE TREATED AND FINISHED AS PER SQUARE STEEL POST B 3'-6" 4'-0" 4'-6" 5'-6" A SPECIFICATIONS - SIZE VARIES 4-3/4" O.C., TYP. SPECIFICATION. STEEL CHANNEL C 3'-0" 3'-6" 4'-0" 5'-0" G BEVEL TOP 1" AS SHOWN CENTER PORTION OF ADJUSTMENT TOP, MIDDLE AND BOTTOM RAIL PANEL AS SHOWN. DIMENSION VARIES D 6" 6" 6" 6" SQUARE PICKET EQUAL EQUAL 2" FINISH GRADE E 8" 8" 8" 8" F F 1" 1" 1" 1" RAIL E 4" TOP 8" OF FOOTING FORMED WITH CYLINDRICAL FIBRE FORM; SEE POST POST DIMENSIONS SPECIFICATION PICKET C REMOVE FORM AFTER COMPLETION G H LOCATION B 6'-0" POST SIZE DIAMETER TYPICAL INTERMEDIATE POSTS 2-1/2" SQ 12" CONCRETE FOOTING - CORNER POSTS/END POSTS 4" SQ 16" SEE SPECIFICATIONS C/L ENTRY GATE POSTS D 4" SQ 16" (UP TO 12'-0" WIDE OPENING) 6" 4" COMPACTED OR 1" ENTRY GATE POSTS 4" SQ 24" UNDISTURBED SUBGRADE 4" (BEYOND 12'-0" WIDE OPENING) EQ EQ ℄ 1" LINE POST ℄ LINE POST H ORNAMENTAL FENCE - TYPICAL PANEL 1 NTS ORNAMENTAL FENCE - ADJUSTMENT PANEL 2 NTS ORNAMENTAL POST AND FOOTING DIMENSIONS 3 NTS FENCING NOTES: FENCE POST 1. CONTRACTOR SHALL GENERATE SHOP DRAWINGS FOR ALL FENCING GALV. STEEL END CAP WITH STEEL CHANNEL ELEMENTS FOR SUBMITTAL TO THE ARCHITECT FOR APPROVAL PRIOR BLUNT PROFILE SIMILAR TO DETAIL SHOWN; SECURED FENCE PICKET TO COMMENCEMENT OF FABRICATION AND INSTALLATION. TO POST IN SHOP PER SPECIFICATIONS. 2. CONTRACTOR SHALL CLEAN ALL PAVEMENT SURFACES AFTER C/L COMPLETION OF FENCING INSTALLATION. 3/8" X 1/2" CAP HEAD PRESSURE FITTING BOLT WITH SECURE NUT. 3. CONTRACTOR SHALL COORDINATE FENCE FOOTING LOCATIONS WITH TACK WELD NUT TO BOLT PROPOSED UTILITIES. ORNAMENTAL FENCE POST AFTER FINAL TIGHTENING WELD TAB TO POST 4. CONTRACTOR SHALL REMOVE FENCE FOOTING FORMWORK AFTER IN SHOP POST DIMENSIONS VARY COMPLETION OF INSTALLATION. SEE POST FOOTING DETAIL WELD CHANNEL TO PICKET IN TWO PLACES ON UNDERSIDE NOTES: SIDE ELEVATION FRONT ELEVATION OF CHANNEL 1. ALL METAL COMPONENTS SHALL BE FINISHED WITH NOTES: POLYESTER POWDER COAT PER SPECIFICATIONS. 1. TAMPER RESISTANT BOLTS AND NUTS ARE SUBJECT TO APPROVAL OF C/L 2. ALL FENCE HARDWARE SHALL BE BLACK IN COLOR THE OWNER'S REPRESENTATIVE. 2. WELDED PANELS SHALL BE FIXED TO POSTS WITH SECURE BOLTED CONNECTIONS. POST CAP DETAIL 4 NTS POST-TO-RAIL CONNECTION 5 NTS PICKET TO RAILING CONNECTION 6 NTS ENGINEERING & ENVIRONMENTAL Ó Ó ENGINEERING & ENVIRONMENTAL SELF -STO 40'x2 RAGE BU 90' (1 I 1,600 LDING A S.F.) SELF -STO 40'x2 RAGE BU 90' (1 I 1,600 LDING B S.F.) SELF -STO R 30'x2 AGE BU 90' (8 IL ,700 DING C S.F.)  KEY QTY BOTANICAL NAME COMMON NAME SIZE REMARKS TYPE TREE AAB 11 Acer x freemanii 'Autumn Blaze' ARMSTRONG COLUMNAR MAPLE 3" CALP. Shade Tree CO 10 Celtis occidentalis HACKBERRY 3" CALP. Shade Tree MLN 8 Malus 'Donald Wyman' DONALD WYMAN CRABAPPLE 3" CALP. Ornamental Tree PAB 5 Picea abies NORWAY SPRUCE 6' Evergreen Tree PSY 7 Pinus sylvestris SCOTCH PINE 6' Evergreen Tree QR 1 Quercus rubra RED OAK 3" CALP. Shade Tree SHRUB DGR 26 Deutzia gracilis SLENDER DEUTZIA 24" HT. Deciduous Shrub JSG 26 Juniperus chinensis 'Sea Green' SEA GREEN JUNIPER 5 GAL. Evergreen Shrub SBT 45 Spiraea betulifolia 'Tor' BIRCHLEAF SPIREA 24" HT. Deciduous Shrub SBT 18 Taxus x media 'Densiformis' DENSE YEW 24" HT. Evergreen Shrub ENGINEERING & ENVIRONMENTAL Ó  The design content and all information contained on this drawing is the sole property of Gregory Rewerts Architect. The use of this information, or copy thereof, shall be through written authorization of Gregory Rewerts Architect. ADA UNITS: REQUIRES 5% OF THE UNITS STANDARD ROLL-UP DOORS REQUIRE THE PULL AND PLAQUE, BUT A NYLON ROPE CAN ALSO BE INSTALLED ON THE BOTTOM BAR WHICH HANGS 15” - 48” WHEN THE DOOR IS OPEN. THIS = ROPE FEATURES A LOOP LARGE ENOUGH TO FIT A FIST. ADA REQUIRES THAT YOUR DOOR MUST BE TENSIONED AT 5 POUNDS. EXTERIOR UNITS REQUIRE A RAMP MADE OF GALVANIZED STEEL TO COVER THE ENTIRE WIDTH OF THE UNIT. North GATE OFFICE 7) 5 'x10 ' 8) 5 'x10 ' FE1 FE1 FE1 FE1 FE1 FE1 25' FE1 10'x FE1 27) ' 0'x15 20' FE1 10'x 27) 1 FE1 27) ' 0'x20 0' 10'x 27) 1 3 29) FE1 FE1 FE1 studio of architecture excellence by design FE1 FE1 305 East Riverside Blvd. Loves Park, IL 61111 815.218.7528 greg@rewertsdesigngroup.com FE1 FE1 FE1 FE1 Self Storage Facility FE1 for 8) 5'x 10' Hayden 8) 5'x 10' Real Estate 118 Clive Drive DeKalb, IL 60115 project no. 107.21 date: 12-06-21 1 revised: - FE1 5 LBS 2A:10B:C FIRE EXTINGUISHER ON WALL BRACKET W/ HANDLE @ 48" A.F.F. MAX. 75' TRAVEL DISTANCE. 1 ARCHITECTURAL SITE PLAN C1 SCALE: 1" = 20'-0" sheet no: C1 21318  The design content and all information contained on this SLAB DIM. SLAB DIM. drawing is the sole property of Gregory Rewerts Architect. The use of this information, or copy thereof, shall be CONCRETE: FOUNDATION NOTES: 1 1/2" 1 1/2" through written authorization of Gregory Rewerts Architect. 1. MATERIAL AND WORKMANSHIP SHALL CONFORM TO THE LATEST 1. ALL FOOTINGS SHALL BEAR ON SOLID UNDISTURBED SOIL OF 3,000 WOOD DIM. WOOD DIM. EDITION OF "BUILDING CODE REQUIREMENT FOR REINFORCED P.S.F. (POUNDS PER SQUARE FOOT) BEARING CAPACITY AT SEE SHOP DWGS. CONCRETE", ACI 318-19. ELEVATIONS SHOWN. SEE SHOP DWGS. 2x6 TR. SILL PLATE 3,500 P.S.I. READY MIX CONCRETE 2x6 TR. SILL PLATE FOR ANCHOR FOR ANCHOR W/ SILL SEAL INSUL. W/ 6x6-W1.4xW1.4 & 10 MIL VAP. BAR. W/ SILL SEAL INSUL. DETAILS 2. ALL CONCRETE SHALL HAVE A MINIMUM COMPRESSIVE STRENGTH 2. ELEVATION OF BOTTOM OF FOOTINGS ARE SHOWN ON PLANS. DETAILS W/ NON-FROST SUSCEPTIBLE FILL 3" HMA CONTINUOUS #5 OVER 2" RIGID INSULATION & 6" MIN. CONTINUOUS #5 9 1/2" 3" HMA OF 3,500 PSI AT 28 DAYS AND A MINIMUM CEMENT CONTENT OF 1 1/2" 1 1/2" 5 1/2 BAGS PCY. (5 BAGS PCY WITH A PLASTICISING ADMIX.) 3. NO CONCRETE SHALL BE POURED IN EXCAVATIONS CONTAINING REBAR, TYPICAL GRAVEL/SAND LAYER REBAR, TYPICAL WATER. 13" COMPACTED 13" COMPACTED 3. AIR-ENTRAINING ADMIXTURE SHALL BE USED FOR ALL CONCRETE FILL FILL EXPOSED TO THE WEATHER. 4. ALL FILL AND BACKFILL FOR INTERIOR SLABS ON GRADE AND FOR X X X X X X X FOOTINGS SHALL BE COMPACTED TO 95% OF ASTM 1557. X 4. SEE ARCHITECTURAL, MECHANICAL, AND ELECTRICAL DRAWINGS FOR ADDITIONAL OPENINGS, DEPRESSIONS, CURBS, FLOOR FINISHES, 5. CONTRACTOR TO PROTECT THE SOIL AT THE BASE OF THE FOOTINGS X INSERTS, AND OTHER EMBEDDED ITEMS. VERIFY SIZE AND LOCATION FROM BEING HARMFULLY DISTURBED AND FROM FREEZING. A X OF ALL OPENINGS IN CONCRETE PRIOR TO FORMING. MINIMUM OF 3 FEET OF STRAW WITH A 6 MIL. POLYETHYLENE COVER OVER THE STRAW IS REQUIRED. 1'-4" NON-FROST 1'-4" 5. FOR INTERIOR SLABS ON GRADE USE MAXIMUM SPACING OF 24 FEET FOUNDATION DESIGN: SUSCEPTIBLE FOR CONTROL JOINTS. LOCATE JOINTS ON COLUMN CENTERLINES. X FILL X OBTAIN ARCHITECT'S APPROVAL OF LAYOUT PRIOR TO POURING. 1. FOUNDATION DESIGN IS BASED ON THE FOLLOWING: DEAD LOAD - 11.0 P.S.F. 2" RIGID 6. CONTRACTOR TO FOLLOW THE RECOMMENDATIONS OF ACI 306-16 LIVE LOAD - 20.0 P.S.F. INSULATION GUIDE TO COLD WEATHER CONCRETING. COLLATERAL LOAD - 3.0 P.S.F. WIND LOAD - 115 M.P.H. 7. CONTRACTOR TO FOLLOW THE RECOMMENDATIONS OF ACI 301-16 GROUND SNOW LOAD - 30.0 P.S.F. North 6" MINIMUM GUIDE TO HOT WEATHER CONCRETING. 3. SOIL AND CONCRETE TESTING BY THE GEN'L CONTRACTOR. GRAVEL/SAND 2'-0" 6" 6" 2'-0" REINFORCING STEEL: CONTRACTOR SHALL TAKE (3) TEST CYLINDERS FOR EACH 20 CY. LAYER 1. BAR BENDING AND PLACEMENT DETAILS SHALL BE IN ACCORDANCE POURED OF FOOTING & WALLS AND EACH 40 CY. OF FLOOR SLAB. WITH THE "MANUAL OF STANDARD PRACTICE FOR DETAILING REINFORCED CONCRETE STRUCTURES", ACI 318-19, UNLESS OTHERWISE SHOWN OR NOTED. ALL DETAILS, SECTIONS, AND NOTES SHOWN ON THE DRAWINGS ARE INTENDED TO BE TYPICAL AND SHALL APPLY TO SIMILAR SITUATIONS ELSEWHERE. 2. ALL REINFORCING STEEL SHALL BE "DEFORMED NEW BILLET STEEL BARS", ASTM A615, GRADE 60. 1 FOUNDATION DETAIL 2 FOUNDATION DETAIL S1 SCALE: 1 1/2" = 1'-0" S1 SCALE: 1 1/2" = 1'-0" 290'-3" OUT TO OUT CONCRETE 290'-0" OUT TO OUT STEEL 9 1/2" 9 1/2" 9 1/2" 9 1/2" 2 S1 40'-3" OUT TO OUT CONCRETE 40'-0" OUT TO OUT STEEL 2 4" CONC. W/ 1 LAYER 6x6-W1.4xW1.4 S1 10 MIL VAPOR BARRIER 100# PSF MAX LIVE LOAD NON-FROST SUSCEPTIBLE FILL SAW CUT CONTROL 2" RIGID PERIMETER INSULATION 2 JOINTS 1/4" DEEP 6" MIN. GRAVEL/SAND LAYER S1 TYP. 2 9 1/2" S1 9 1/2" 15'-1 1/2" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 15'-1 1/2" 3 FOUNDATION PLAN - 40' x 290' S1 SCALE: 3/32" = 1'-0" studio of architecture excellence by design 305 East Riverside Blvd. Loves Park, IL 61111 815.218.7528 greg@rewertsdesigngroup.com 290'-3" OUT TO OUT CONCRETE 290'-0" OUT TO OUT STEEL Self Storage Facility 1 1/2" 1 1/2" for 1 1/2" 1 1/2" Hayden Real Estate 1 30'-3" OUT TO OUT CONCRETE S1 118 Clive Drive 30'-0" OUT TO OUT STEEL 1 DeKalb, IL 60115 4" CONC. W/ 1 LAYER 6x6-W1.4xW1.4 S1 1 10 MIL VAPOR BARRIER 100# PSF MAX LIVE LOAD S1 NON-FROST SUSCEPTIBLE FILL SAW CUT CONTROL 2" RIGID PERIMETER INSULATION JOINTS 1/4" DEEP 6" MIN. GRAVEL/SAND LAYER TYP. project no. 107.21 2 date: 12-06-21 9 1/2" S1 9 1/2" 1 revised: - 15'-1 1/2" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 20'-0" 15'-1 1/2" 4 FOUNDATION PLAN - 30' x 290' S1 SCALE: 3/32" = 1'-0" sheet no: S1 21318  The design content and all information contained on this drawing is the sole property of Gregory Rewerts Architect. The use of this information, or copy thereof, shall be through written authorization of Gregory Rewerts Architect. +10'-0" T.O. WALL PANEL +7'-0" T.O. DOOR OPENING SEE WALNUT CUSTOM COMPONENTS DRAWINGS ALL SIZES 9'-0" +0'-0" FIN. FLR. 1 NORTH ELEVATION - 40' x 290' 2 SOUTH ELEVATION - 40' x 290' 9 TYPICAL DOOR HEADER DETAIL A1 SCALE: 3/32" = 1'-0" A1 SCALE: 3/32" = 1'-0" A1 SCALE: 3/8" = 1'-0" 3 WEST ELEVATION - 40' x 290' A1 SCALE: 3/32" = 1'-0" 4 EAST ELEVATION - 40' x 290' A1 SCALE: 3/32" = 1'-0" studio of architecture excellence by design 305 East Riverside Blvd. Loves Park, IL 61111 815.218.7528 greg@rewertsdesigngroup.com 5 NORTH ELEVATION - 30' x 290' 6 SOUTH ELEVATION - 30' x 290' A1 SCALE: 3/32" = 1'-0" A1 SCALE: 3/32" = 1'-0" Self Storage Facility for Hayden Real Estate 118 Clive Drive DeKalb, IL 60115 7 WEST ELEVATION - 30' x 290' A1 SCALE: 3/32" = 1'-0" project no. 107.21 date: 12-06-21 1 revised: - 8 EAST ELEVATION - 30' x 290' A1 SCALE: 3/32" = 1'-0" sheet no: A1 21318  The design content and all information contained on this drawing is the sole property of Gregory Rewerts Architect. The use of this information, or copy thereof, shall be through written authorization of Gregory Rewerts Architect. North GATE METER 2 ELECTRICAL DIAGRAM ES1 SCALE: N.T.S. studio of architecture excellence by design 305 East Riverside Blvd. Loves Park, IL 61111 815.218.7528 greg@rewertsdesigngroup.com Self Storage Facility for Hayden Real Estate 118 Clive Drive DeKalb, IL 60115 project no. 107.21 date: 12-06-21 1 revised: - 1 ELECTRICAL SITE PLAN ES1 SCALE: 1" = 30'-0" sheet no: ES1 21318 Schedule Lumens Per Symbol Label Quantity Manufacturer Catalog Number Wattage Lamp 41 Werker FIX12334 5223 44.02 A Statistics Description Symbol Avg Max Min Max/Min Avg/Min 0.2 0.3 0.4 Calc Zone #1 2.6 fc 17.2 fc 0.2 fc 86.0:1 13.0:1 Stat Zone # 2 2.5 fc 12.7 fc 0.5 fc 25.4:1 5.0:1 0.3 0.6 1.0 1.1 0.8 0.6 Note 0.5 1.1 2.8 4.1 2.1 0.9 0.9 1.1 1.0 1. Foot candles calculated at Parking Lot surface. 2. Lighting locations done to as close as possible to 0.6 1.7 6.8 17.2 3.7 1.3 2.0 3.7 2.7 2.0 1.5 0.8 0.6 IES standards specified below. Local codes and requirements were not taken into account. 1.4 4.2 3.6 15.9 6.3 5.1 3.7 1.4 1.1 1.3 1.2 0.8 3. Current IES standard for Parking lots Pre-Curfew is 0.5 FC at lot level. 0.6 0.9 0.9 9.0 4.0 5.9 5.7 1.4 2.0 4.0 3.4 1.6 1.1 4. Current IES standard for Parking lots Post-Curfew is 0.2 FC at lot level. 0.9 1.5 0.7 2.3 2.4 7.5 8.1 2.4 5. Current IES standard for Exterior Storage Inactive is 1.5FC average and 10:1 Min/Max 2.0 5.2 2.6 5.9 4.9 4.4 1.5 6. Wall packs are mounted at 9ft above parking lot surface. 1.8 5.9 0.8 2.7 8.7 1.6 2.7 1.2 7. Fixture locations are done based on Parking lot drawings given. Final fixture 0.6 1.0 1.0 0.7 1.2 1.1 2.2 6.5 locations will need to be verified by installer and or project engineer. 0.9 1.2 1.4 0.8 0.6 1.8 5.4 2.1 4.8 8.2 4.0 1.2 0.6 1.0 0.9 0.8 2.4 8.7 5.2 3.3 1.1 2.0 1.0 0.7 1.2 1.2 1.1 1.1 6.1 1.7 Hayden Self Storage - Dekalb, IL - BP284 - Ashley Beto 0.9 1.0 1.0 0.9 2.5 3.2 1.3 2.3 4.0 1.0 2.6 3.2 0.8 1.1 0.6 1.0 3.3 11.4 1.3 4.8 11.9 1.0 1.3 0.8 1.5 1.4 0.9 1.9 0.9 2.6 5.5 0.9 0.9 0.8 1.1 0.7 0.9 3.1 9.6 This drawing represents visual disign concepts only, and is not intended to be a final drawing for construction or other purposes. Batteries Plus Bulbs is not providing any professional opinion or advice on whether this 1.0 2.3 3.0 6.4 2.2 0.7 0.7 1.3 concept design is appropriate from a structural, lighting or electrical standpoint, and will not assume responsibility for improper engineering, construction, handling, or use. It is the responsibility of the owner to verify that all materials and construction comply with the most 1.2 4.4 12.7 7.1 2.6 1.4 0.8 stringent applicable Federal, State and Local Fire, Safety, Energy, and Environmental Codes, and the owner should seek professional engineering, electrical and other advice before proceeding. All wiring design and installation should be accomplished only by a licensed 0.9 2.0 1.7 1.1 7.1 3.5 1.0 electrician. This document is provided and intended solely for this particular location, and duplication or use for any other purpose is strictly prohibited. 0.9 0.7 0.5 1.0 0.6 5.3 2.9 1.0 1.0 2.1 1.7 1.2 2.5 1.3 1.2 1.0 1.6 5.7 8.4 2.1 7.8 0.5 1.0 0.8 1.2 2.9 0.5 1.4 3.2 1.1 2.8 2.8 0.6 0.9 0.7 0.8 1.0 0.6 1.5 5.4 1.1 1.9 1.0 3.7 1.4 1.0 2.0 2.2 6.5 6.4 1.9 0.9 1.0 0.7 1.9 4.5 1.2 2.0 1.0 6.1 2.0 0.7 1.2 2.6 2.3 0.7 1.0 0.5 6.7 2.3 2.0 7.2 8.7 1.3 2.1 0.6 1.7 1.0 1.8 5.9 8.2 2.2 0.6 0.9 3.2 10.0 0.6 1.0 0.5 0.5 1.0 2.0 2.2 1.4 1.6 5.3 8.1 4.5 8.0 1.3 2.7 Plan View Scale - 1" = 25ft 0.7 0.8 0.8 1.1 2.3 2.9 3.4 6.3 3.3 0.9 2.2 2.3 9.3 1.0 1.2 1.5 1.9 1.4 1.4 3.3 7.0 3.4 3.6 0.8 0.7 0.8 1.5 2.1 1.6 1.5 0.8 0.7 Designer NCA Date 11/22/2021 Scale Not to Scale Drawing No. Summary 1 of 1  SPECIAL USE PERMIT PETITION TO: City Council, City Clerk, and Mayor of the City of DeKalb, Illinois FROM: Petitioner Name(s): Haywell, LLC Phone: 815.766.2769 Petitioner’s Representative: Tim Hayden Email: thayden@haydenreinc.com Mailing Address: PO Box 67, Rochelle, IL 61068 Property Owner: James & Dawn Elliott Phone: Mailing Address: Email: dre082869@hotmail.com 17931 State Route 23, DeKalb IL 1. The petitioner hereby petitions the City of DeKalb to approve a Special Use Permit for the following property: A. Legal Description and Parcel Number (s) – If necessary, attach the full legal description on a separate piece of paper: Lot 1, Elliott Business Park 08-24-376-027 B. Street Address or Common Location: 118 Clive Drive C. Size of Property (square feet or acres): 2.89 Acres D. Existing Zoning: General Commercial E. Proposed Special Use: Self-service storage facility, exterior unit access. F. Proposed Use and Description: On a separate document, describe the proposed use’s characteristics. Also, indicate whether or not the proposed use would: a) Prevent development and use of neighboring property; b) impact adjacent existing and future land uses; c) impact adjacent property values; d) impact the general public’s health, safety, and welfare; and e) be in conformance with all elements of the “UDO,” Unified Development Ordinance Updated: 9/2019 DocuSign Envelope ID: CD9CD2B1-5CCD-45F3-A7D4-C1C354B7B42A SPECIAL USE PERMIT PETITION Page 2 of 2 2. The petitioner hereby submits the following information: Vicinity map of the area proposed for the special use Petition fee ($500.00) 3 full size copies and an electronic copy on a disk of a site plan, which must show the following items (per the requirements of Article 14.03.03 of the UDO): Property dimensions Location and use of proposed structures Number and location of parking spaces and loading area Location and type of landscaping (including existing trees 6” in diameter or greater and existing tree masses Location, type, and height of fencing or walls Location and width of driveways and curb cuts; internal traffic patterns Floor area (square footage) Location of exterior lighting Location, type, and height of signage Direction of storm water flow, location of detention area (Note to Petitioner: A site plan for a special use permit is intended to be a schematic plan only. All plans must eventually conform to other City standards prior to the issuance of any building permits or other permits.) 3. The petitioner hereby states that a pre-application conference * was was not held with City staff prior to the submittal of this petition. *Date of pre-application conference: Those in attendance: (Note to Petitioner: A pre-application conference with staff is highly encouraged to avoid delays and help in the timely processing of this petition.) 4. The petitioner hereby agrees that this petition will be placed on the Planning and Zoning Commission’s agenda only if it is completed in full and submitted in advance of established deadlines. 5. The petitioner has read and completed all of the above information and affirms that it is true and correct. 9/23/2021 Petitioner Signature Date I hereby affirm that I am the legal owner (or authorized agent or representative of the owner – proof attached) of the subject property and authorize the petitioner to pursue this Special Use Permit petition as described above (petitioner must sign if they are the owner). 9/23/2021 Property Owner Signature Date Updated: 9/2019  118‌‌Clive‌‌Drive‌‌Project‌‌Summary‌‌ ‌ A1‌‌Storage‌‌is‌‌a‌‌division‌‌of‌‌Hayden‌‌Real‌‌Estate,‌‌Inc.‌ ‌Hayden‌‌Real‌‌Estate‌‌started‌‌in‌‌Rochelle‌‌in‌‌ 1972‌‌as‌‌an‌‌appraisal‌‌business.‌ ‌Since‌‌our‌‌beginning‌‌we‌‌have‌‌branched‌‌out‌‌into‌‌a‌‌real‌‌estate‌‌ brokerage‌‌and‌‌development.‌ ‌In‌‌2007‌‌we‌‌opened‌‌our‌‌first‌‌Self-Storage‌‌Location‌‌in‌‌Byron.‌ ‌Since‌‌ then‌‌we‌‌have‌‌expanded‌‌our‌‌storage‌‌business‌‌to‌‌include‌‌locations‌‌in‌‌Rochelle,‌‌Sycamore,‌‌ Kirkland‌‌and‌‌Davis‌‌Junction.‌ ‌Across‌‌our‌‌portfolio‌‌we‌‌have‌‌seen‌‌very‌‌strong‌‌demand‌‌for‌‌storage‌‌ over‌‌the‌‌past‌‌24‌‌months.‌ ‌In‌‌2018‌‌we‌‌built‌‌132‌‌units‌‌in‌‌Sycamore‌‌at‌‌the‌‌corner‌‌of‌‌Wirsing‌‌ Parkway‌‌and‌‌Dosen‌‌Drive.‌ ‌This‌‌facility‌‌is‌‌now‌‌seeing‌‌a‌‌high‌‌level‌‌of‌‌occupancy.‌ ‌When‌‌the‌‌Clive‌‌ Drive‌‌site‌‌came‌‌up‌‌for‌‌sale,‌‌we‌‌were‌‌excited‌‌to‌‌expand‌‌in‌‌the‌‌market‌‌and‌‌be‌‌able‌‌to‌‌do‌‌so‌‌in‌‌ such‌‌a‌‌visible‌‌location.‌ ‌Over‌‌the‌‌time‌‌we‌‌have‌‌been‌‌developing‌‌new‌‌sites,‌‌we‌‌are‌‌excited‌‌for‌‌ the‌‌design‌‌improvements‌‌we‌‌have‌‌made.‌ ‌This‌‌site‌‌will‌‌feature‌‌a‌‌high‌‌level‌‌of‌‌security‌‌with‌‌a‌‌ security‌‌gate‌‌and‌‌cameras.‌ ‌In‌‌addition‌‌it‌‌will‌‌be‌‌cosmetically‌‌pleasing‌‌with‌‌a‌‌pitched‌‌roof‌‌and‌‌a‌‌ partial‌‌brick‌‌exterior‌‌on‌‌the‌‌Route‌‌38‌‌Elevation.‌ ‌We‌‌look‌‌forward‌‌to‌‌developing‌‌this‌‌property‌‌in‌‌ the‌‌City‌‌of‌‌DeKalb.‌ ‌ ‌ ‌  A1 Storage DeKalb Proposed Unit Count Unit Size Monthly Rent 32 5 x 10 $75 0 10 x 10 $100 27 10 x 15 $135 54 10 x 20 $150 27 10 x 25 $165 29 10 x 30 $180 169 New Units Minify DeKalb Unit Size Monthly Rent # Available 5 x 10 $99 1 6 x 10 $109 2 10 x 10 $149 2 10 x 15 $179 0 10 x 20 $199 1 10 x 20 x 2 Door $209 1 10 x 30 $269 0 A1 Storage Sycamore Unit Size Monthly Rent # Available 10' x 10' $105 1 10' x 15' $130 0 10' x 20' $140 0 10' x 25' $165 1 10' x 30' $180 3 Red Dot Cortland Unit Size Monthly Rent # Available 5' x 10' $69 Yes 10' x 10' $127 Yes 10' x 15' N/A 0 10' x 20' N/A 0 10' x 25' $191 Yes 10' x 30' N/A 0 10' x 35' N/A 0 10' x 40' N/A 0 15' x 30 N/A 0 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 20, 2021 at 6:00 p.m. in the Yusunas Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by Haywell, LLC represented by Tim Hayden, requesting approval of a special use permit for a “self-service storage facility, exterior unit access” at 118 Clive Dr. The subject site is located at the northeast corner of E. Lincoln Highway and Clive Dr., has a Parcel Identification Numbers (PIN) of 08-24- 376-027, 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 12:00 p.m. on Monday, December 20, 2021 or by e-mail to dan.olson@cityofdekalb.com. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings. Max Maxwell, Chair DeKalb Planning and Zoning Commission View From E. Lincoln Hwy., Looking East View From E. Lincoln Hwy. View From Clive Dr. Looking East A1 Storage - Sycamore