Planning & Zoning Commission

Regular Meeting

DeKalb, IL · April 4, 2022

Minutes

Planning and Zoning Commission April 4, 2022 Page 1 of 8 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION April 4, 2022 The Planning and Zoning Commission held a meeting on April 4, 2022, at the DeKalb Public Library in the Yusunas Meeting Room located at 309 Oak Street, DeKalb, Illinois. Chair Maxwell called the meeting to order at 6:02 PM. A. ROLL CALL Recording Secretary Stephanie Turner called the roll. Planning and Zoning Commission members present were: Trixy O’Flaherty, Maria Pena-Graham, Bill McMahon, Shannon Stoker (arrived at 6:04 PM) and Chair Max Maxwell. Steve Becker and Jerry Wright were absent. Planning Director Dan Olson and City Manager Bill Nicklas were present representing the City of DeKalb. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Maxwell requested a motion to approve the April 4, 2022, agenda as presented. Mr. McMahon motioned to approve the agenda as presented. Ms. O’Flaherty seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES 1. March 7, 2022 –Chair Maxwell requested a motion to approve the March 7, 2022, minutes as presented. Ms. O’Flaherty motioned to approve the minutes as presented. Ms. Pena-Graham seconded the motion, and the motion was approved by unanimous voice vote. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) Chair Maxwell noted Shannon Stoker arrived at 6:04 p.m. Cliff Cleland, 518 S. 2nd St., approached the podium to speak on the project at 145 Fisk Avenue. Chair Maxwell informed Mr. Cleland that he would get an opportunity to voice his concerns at a later point in the meeting as this portion is open to discussion for items that are not on the agenda. Planning Director Olson added the applicant (145 Fisk Ave.) will give his presentation, staff will add input, then the public will get a chance to speak on the matter. E. NEW BUSINESS 1. Sketch Plan (Concept Plan) Review – A request by Jon Sauser for review of a Sketch Plan (Concept Plan) for construction of approximately 32 apartment units in the existing building at 145 Fisk Avenue. Jon Sauser, contract purchaser of 145 Fisk Avenue, started out by informing the Commission and audience of being a lifelong resident, DeKalb business owner, and a Planning and Zoning Commission April 4, 2022 Page 2 of 8 vested part of the community for many years. Mr. Sauser stressed the proposed site’s building has been sitting vacant for over 25 years and added he wants to see something beneficial come from this property. He explained there have been many plans for this building over the years that never were finalized. He added the building is historical and has good bones so it should not be torn down and should be redeveloped. Mr. Sauser said the goal was to create a project that fits in with the existing community and neighborhood, which he believes should be an apartment building. Mr. Sauser described the plan for the proposed building, which would consist of one- and two-bedroom apartment units. He mentioned they would use of the existing parking area, which currently has more than enough parking. He explained City staff recommended moving the existing access along Sycamore Road further north to better accommodate traffic flow at the stop light (N. 1st St. and Sycamore Rd). Mr. Sauser indicated the proposed site lies between multifamily and single-family residences. Mr. Sauser continued by noting the existing landscaping of the property, including a good number of mature trees. He mentioned the goal is to keep as many of the trees as possible and if any trees or bushes need to be replaced, they will make it blend in with the neighborhood. Mr. Sauser described the location being within walking distance to downtown, NIU, and being located on bus routes. He added the apartment units will be consistent with the floor plans provided and the existing layout of the building. He explained the one- and two-bedroom units tend to have longer residency, which will add to the stability of the project and neighborhood. Dan Olson, Planning Director, went through the staff report dated March 31, 2022, and stated the site is currently zoned Neighborhood Commercial “NC” and contains a vacant four-story building. Mr. Olson discussed the proposed plan of 32 apartments consisting of nine 2-bedroom units and 23 1-bedroom units with leases being at market rate. Mr. Olson talked about the history of the building and proposed plans for the site since 2006 which included a plan for luxury lofts and a forty-room boutique hotel, both of which were never materialized. He explained the Concept Plan, or Sketch Plan as described in the UDO, allows the applicant a chance to get feedback from the Commission, City staff, and residents prior to proceeding to a rezoning petition, public hearing, and more detailed plans. Planning Director Olson described the site plan noting the current access on Sycamore Road is too close to the intersection (N. 1st St. and Sycamore Rd.), which led to moving it to the northeast and making it a right-in and right-out only access. He went on to say there is parking for 65 spaces, which is more than the number required and there will be an access point re-established off Fisk Avenue. Mr. Olson discussed the amenities of the project including a mail room, tenant lounge, exercise room, and outdoor patio and grills. Mr. Olson stated the future request for the rezoning of the property will be from the NC District to the “PD-R” - Planned Development Residential District with waivers requested to the UDO. He highlighted some of the possible waivers that will be needed Planning and Zoning Commission April 4, 2022 Page 3 of 8 as a part of this plan including a buffer area adjacent to the lower density residential area to the east, parking setbacks, and landscaping requirements. Mr. Olson said City staff and outside agencies have reviewed the plan and no major site design concerns were identified. He mentioned the applicant will have to address stormwater management issues, perform a traffic analysis, and consider a recommendation of adding a fence along the east property line at the next level of review. Planning Director Olson reported the City received public comments on this plan including a letter of support from Jon and Margaret Delano, owners of the apartment buildings at 506 N. 1st Street and 108 Fisk Avenue. He stated an e-mail was received from Gary Heller of 521 DeKalb Avenue after the agenda was posted noting concerns of the large parking lot effecting the quietness of the neighborhood and questioning if the large trees near his property would be removed. Mr. Olson responded to Mr. Heller’s e-mail that the plan is to try to save as many of the trees as possible and it will better determine when the preliminary engineering plans are completed. Mr. Olson also advised an e-mail was received after the posting of the agenda by Nathan Books of 201 Fisk Ave. He said Mr. Books was concerned about multiple aspects of the plan, the first being the density of 32 units. Mr. Olson explained surrounding buildings have fewer units but are situated on smaller lots so the actual density per acre for this site is lower than some of the surrounding apartments. He relayed Nathan Books’ request for a fence along the east side of his lot for security and privacy purposes, which Mr. Olson noted is reasonable. Mr. Olson said staff would recommend a fence and landscaping in this area. He also spoke on another concern of Mr. Books which was possible noise that may come from the proposed outdoor rooftop patio on the east end of the building. Mr. Sauser stated the artist drew in a patio on the plans, however the location of the patios has not been determined. Mr. Olson touched on one more comment from Mr. Books about the current plans appearing to show an ADA ramp being placed to the east side of the building next to his home. Mr. Olson showed the ADA ramp would be placed at the back of the building and it was a misprint on the plan regarding the ADA ramp along Fisk Ave. Chair Maxwell asked if there were any comments or questions from the Commission. Chair Maxwell voiced his approval of the project for allowing the preservation of the architecture in DeKalb and his appreciation of the concerns of the residents in the neighborhood. He noted he likes the idea of apartments in the building. Ms. O’Flaherty said she likes what she sees in the plan, and it is an excellent use of the building. She said she also likes the idea of the old building being kept and preserved in the right way. Mr. McMahon questioned if a fence was going to be required along the east lot line. Mr. Sauser replied it has not been determined yet, but he will work with the City staff as to whether a fence or landscaping will be placed there. Planning Director Olson informed the Commission the UDO requires a buffer between a PD-R zoned site and a less dense residential area whether it be landscaping or a fence or a combination of the two. Planning and Zoning Commission April 4, 2022 Page 4 of 8 Mr. McMahon wanted clarification as to the roof top patios and their locations on the building. Mr. Sauser responded the artist of the plan drew multiple patio areas and the intent is to have one or two patios. He also said the one on the east end is not a priority. Mr. McMahon raised a concern about there being 32 units, stating 20 years ago buildings were being torn down due to the density being too much. He questioned how this project relates to the density problem back 20 years ago in this area. Mr. Olson mentioned he cannot speak to 20 years ago, but for today’s standards, the density of this building is comparable to other apartment buildings in the area. City Manager Nicklas commented he has personal and professional experience on this area. He talked about living in the Haish flats along Fisk Ave. in the 1970’s which consisted of five 2-bedroom flats which were made up of three to four graduate students per flat. Mr. Nicklas’ stated his professional experience came when he oversaw the City’s redevelopment of the Pond-Fisk Ave. area in the 1990’s. He mentioned the area was deteriorating and the density back then does not compare to what is there now. Mr. McMahon asked if the trees that were questioned previously by a resident of the neighborhood would be preserved. Jon Sauser responded he is unsure if the trees will be able to remain, but he will try. Planning Director Olson communicated the engineering of the detention pond will help determine if certain trees can be saved, however the plans must proceed further along before a final answer can be provided. Ms. Stoker inquired if there would be a southbound entrance off Sycamore Road or just the right in/right out as shown on the plan. Mr. Sauser replied the City Engineer determined the only safe option was to have a right in/right out entrance and exit on Sycamore Road. Chair Maxwell gave the public an opportunity to speak. Cliff Cleland, who lives at 518 S. 2nd Street in DeKalb, informed the Commission he has been a citizen of DeKalb since 1962 and he loves the downtown area. He applauds the applicant for his work on making this building livable. Mr. Cleland questioned how the sizes of these units compare to the high-end units in the downtown area and how the occupancy rate will compare. Planning Director Olson answered the dimensions of the units are similar to ones in the area and the newer downtown units, and the occupancy rate in the high-end apartments (Cornerstone, Plaza DeKalb, Isaac Suites) is at full capacity. Cliff Cleland inquired on who the apartments are being marketed to. Jon Sauser said these units will be open to anyone, there is not one specific demographic targeted. Mr. Cleland wanted to know about the plan for heating and cooling for the building. Chair Maxwell responded the Concept Plan is for more general questions and questions on details of the building will be addressed as the project moves forward. Mr. Cleland asked the applicant about his sale of previously owned properties to Hunter Star and if he planned on doing anything like this again with the problems Planning and Zoning Commission April 4, 2022 Page 5 of 8 Hunter Properties had. Mr. Sauser responded the issues at certain Hunter Property locations were not the locations he sold to Hunter Star. He added the properties he sold to Hunter are still operating and are quality apartments. Cliff Cleland discussed the letter from the neighbor and wondered if there was any negative feedback from those who do not approve of the project. Mr. Sauser responded not at this time. Robert Carlson, of 3 Wedgewood Cove and owner of Carlson Appraisal, said he has worked on many appraisals over the past 42 years in DeKalb, Macomb, and Carbondale in which the Sauser family has owned the properties. Mr. Carlson reported he has heard nothing but positive input from people in Macomb and Carbondale about the Sauser family and their developments. He stated he owns buildings around the subject site and this proposal is comparable with the buildings he owns. Mr. Carlson voiced his opinion that Jon Sauser has all the factors needed for property ownership. He added Mr. Sauser is a prudent property owner, and he develops the highest and best use of any site. He finished by saying this project requires all of Mr. Sauser’s knowledge and experience and he gives total support. Marilyn Cleland of 518 S. 2nd Street in DeKalb expressed she is glad to hear what she heard tonight about the Hunter Property connection with Mr. Sauser. She announced she was happy Mr. Sauser is a lifelong resident so he will not just buy the property and walk away from the responsibilities of being the owner. She added she loves the building and wishes Mr. Sauser well. Gary Erickson of 508 DeKalb Avenue spoke on the quietness of the neighborhood due to Fisk Avenue being a one-way street. He urged the one-way street not be changed for the safety of the children in the neighborhood. Mr. Erickson described the school zone on Sycamore Road and approved moving the entrance and exit further down Sycamore Road. He voiced his approval of the project and encouraged they keep the same character of the neighborhood and preserve the school zone so the children are safe. Judith Rodeo, who lives at 222 Sycamore Road, relayed her concerns about low- income individuals moving into these apartments, a property tax hike, where garbage may end up, and the odor associated with smoking marijuana. She added she is supportive for something being done with the building but wanted her concerns addressed. Jon Sauser addressed the concerns by stating the apartments will be market rate. He added he agrees with Ms. Rodeo on smoking, but pointed out there are challenges with regulating smoking marijuana since it is legal. Mr. Sauser explained hotel rooms and rental cars are listed as non-smoking and people still smoke in them, so to tell renters it is a non-smoking building may be frivolous. He added there will be active management which should keep any problems to a minimum. Jacob Merrill, NIU student who lives at 900 Crane Drive, expressed he loves the idea of making this building into apartments. He critiqued the parking lot size and rather see green space than parking spaces, which would be better for the environment and possibly help with potential noise concerns. Chair Maxwell pointed out the necessity for the required 57 parking spaces due to some of the units being two-bedroom units. Planning Director Olson indicated this item will be investigated further with the Planning and Zoning Commission April 4, 2022 Page 6 of 8 applicant, because they are showing eight additional spaces than what is required by the UDO. Mr. Sauser informed all that due to the property sitting vacant and not being maintained, the parking area in question looks like a field but most of the concrete is there and is covered with weeds and vegetation. Marilyn Cleland addressed Mr. Sauser and asked he be as environmentally sensitive as possible when working on the parking lot. She added parking lots can be made from bricks with holes in them to allow for water to soak into the ground and therefore water runoff is reduced and the need for detention. Chair Maxwell closed the public comment portion of the meeting for this agenda item. F. CONSDERATIONS Discussion on the 2002 Comprehensive Plan Update – City Manager Nicklas started by thanking the Commission for taking on the task of updating the Comprehensive Plan from 2005, which are usually updated every 5-7 years. He commenced with Chapter Two of the 2022 Comprehensive Plan document that was provided to the Commission labeled Inventory and Analysis. He explained this chapter consists of data on where the City is now and how we got to this point. Mr. Nicklas moved on to Chapter Three which consists of goals and objectives and has been drawn up to show a format and to give examples to get ideas started. He stressed this Plan is going to be discussed at multiple public sessions and Commission meetings. After creating drafts of the Plan document, the hope is to get approval from this Commission and then move to the City Council for working sessions and providing an action item within approximately 90 days or so. City Manager Nicklas stated the Plan included in the document can be revised. City Manager Nicklas discussed Chapter One which is the introduction to the Plan. He noted the information in this section is as up to date as possible due to it being obtained from a recently approved Financial Plan, which was endorsed by the City Council. The purpose of the introduction is to give a snapshot of information to anyone who has not been to DeKalb. He moved to the section titled Planning and Development Activity Since 2005, which includes all development that has occurred since the last Comprehensive Plan update. Finally on page 22, Mr. Nicklas described a list of potential planning issues that need to be addressed in the Plan and noted the City’s planning jurisdiction is a mile and a half from any point of the City’s corporate limits. Planning Director Olson started with Chapter 3, Goals and Objectives, which consists of different elements starting with community appearance. He advised the Commission to think of ways to reinvigorate the City’s college town identity while promoting expansion of community orientated services and jobs. He said to look at ways to utilize TIF 3 funds which covers most of the downtown area. An example is the proposed reconfiguration of Route 38 through the downtown area, which will reduce the number of lanes from four to three which will allow for a more pedestrian friendly experience and will slow down traffic. Planning and Zoning Commission April 4, 2022 Page 7 of 8 City Manager Nicklas added this reconfiguration project is from 1st Street to 4th Street only and the Commission will need to use creative thinking to address the stretch from 4th Street to 7th Street. He stressed to think beyond today and think five years into the future. He said we need a plan to link the downtown core to the lagoon near NIU to help revive the college town aspect. Planning Director Olson proceeded on to the topic of industrial development, which has consisted of a large amount of growth recently, with the development along Route 23, Gurler Road, and Peace Road. He stated the goal is to continue this growth and make industrial development diverse to include manufacturing, distribution centers, warehousing, and data centers. Mr. Olson moved on to commercial development and the downturn in retail development, which is a nationwide issue. He stressed the need to look at a wide variety of uses for retail space. One of the corridors that needs attention is South 4th Street from Taylor St. to Fairview Dr. where a sub-area study may be needed. He mentioned that a parcel by parcel review in all neighborhoods is underway to complete the future land use map. Planning Director Olson discussed the residential development portion of the comprehensive plan and said diversity and affordability are the two major goals to focus on. The objectives of this section are to preserve the neighborhoods, look at density categories (low, medium, and high) and urban design guidelines. Mr. Olson proceeded to the topic of downtown enhancement which was touched on earlier in the meeting. He briefly spoke on the community facilities section and the need to work on it with other taxing bodies. He continued to natural features which concentrates on green space and agriculture use. Mr. Olson noted the final section is for transportation, which is currently in progress with the siting of the new transit facility as a major goal. Planning Director Olson reviewed the draft 2022 future land use map compared to the 2005 Comprehensive Plan. He noted a major difference is the reduction of the amount of new residential areas within the 1 1/2-mile planning jurisdiction. He pointed out the large number of pre-approved lots for single-family residential including over 1100 approved in Iron Gate, and additional ones in The Bridges of River Mist, The Knolls, South Pointe Greens, and Devonaire Farms. He explained, however, these lots accommodate higher priced homes. City Manager Nicklas described a demographic challenge ahead of trying to attract the family raising age group of 30-55 years who want to live in DeKalb. He mentioned the City has a lot of younger and older adults as the 2020 Census shows an increase in the age groups up to the late 20’ as well as from the low 50’s to the mid 70’s. He said the important factors in attracting the family raising age group are good schools, an appropriate mix of housing and industrial and a necessity of incentivizing companies that create career jobs. City Manager Nicklas told the Commission to have an open mind when looking at the urban design guidelines portion of the Plan. Planning and Zoning Commission April 4, 2022 Page 8 of 8 Chair Maxwell explained the Commission has a lot of reading and brainstorming ahead and he looks forward to the process. G. REPORTS No reports provided at this time. H. ADJOURNMENT Ms. O’Flaherty motioned to adjourn, Ms. Pena-Graham seconded the motion, and the motion was approved by unanimous voice vote. The Planning and Zoning Commission Meeting adjourned at 7:39 PM. Minutes prepared by: Stephanie Turner Approved: 4/18/2022

Agenda

DEKALB PLANNING AND ZONING COMMISSION AGENDA Monday, April 4, 2022 6:00 P.M. DeKalb Public Library Yusunas Meeting Room 309 Oak Street DeKalb, IL 60115 A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. March 7, 2022 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Sketch Plan (Concept Plan) Review – A request by Jon Sauser for review of a Sketch Plan (Concept Plan) for construction of approximately 32 apartment units in the existing building at 145 Fisk Ave. F. CONSIDERATIONS 1. Discussion on the 2022 Comprehensive Plan Update. G. REPORTS H. ADJOURNMENT COVID-19 Notice: The corporate authorities 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 current public health guidelines, persons attending this meeting are not required to wear protective face masks/coverings. Planning and Zoning Commission March 7, 2022 Page 1 of 4 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION March 7, 2022 The Planning and Zoning Commission held a meeting on March 7, 2022, at the DeKalb Public Library in the Yusunas Meeting Room located at 309 Oak Street, DeKalb, Illinois. Chair Maxwell called the meeting to order at 6:00 PM. A. ROLL CALL Recording Secretary Stephanie Turner called the roll. Planning and Zoning Commission members present were: Steve Becker, Trixy O’Flaherty, Bill McMahon, Maria Pena- Graham, Shannon Stoker, Jerry Wright, and Chair Max Maxwell. Planning Director Dan Olson and City Manager Bill Nicklas were present representing the City of DeKalb. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Maxwell requested a motion to approve the March 7, 2022, agenda as presented. Mr. McMahon motioned to approve the agenda as presented. Mr. Wright seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES 1. February 7, 2022 –Chair Maxwell requested a motion to approve the February 7, 2022, minutes as presented. Ms. O’Flaherty motioned to approve the minutes as presented. Ms. Stoker seconded the motion, and the motion was approved by unanimous voice vote. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS 1. Public Hearing – A petition by the City of DeKalb for text amendments to the UDO to remove the 250-foot setback for a cannabis dispensary to a residential use and to add the “CBD” Central Business District, “PD-C” Planned Development Commercial District and “PD-I” Planned Development Industrial District to the list of zoning districts where a special use for a dispensary can be applied for. Dan Olson, Planning Director, went through the staff report dated March 3, 2022. He stated the UDO defines cannabis business establishment as an adult-use cannabis dispensing organization and a medical cannabis dispensing organization. Mr. Olson spoke on the proposed amendments with the first being to remove the 250-foot setback for a dispensary to a residential use. He then discussed the proposed addition of the “CBD” Central Business District, “PD-C” Planned Development Commercial District, and “PD-I” Planned Development Industrial District to the list of zoning districts where a special use permit for a cannabis dispensary can be applied for. Planning and Zoning Commission March 7, 2022 Page 2 of 4 Mr. Olson explained the proposed amendments will expand the areas in which a dispensary can be located while still protecting the public health, safety, and welfare. He talked about the dispensaries being well regulated by the State and City and they act like a pharmacy, so adding these to the CBD District would be appropriate. Mr. Olson stated the proposed amendment is to add the CBD, PD-C and PD-I Districts to the list of districts where a cannabis dispensary can apply for a special use. He stressed sites zoned as a planned development have ordinances specifically for that site and would need to be checked for any restrictions. Mr. Olson addressed the second proposed amendment which is the removal of the 250-foot setback for a cannabis dispensary to a residential use. Mr. Olson discussed the history on the regulations for setbacks for dispensaries. He noted in 2015 the original regulation required a 1,000-foot setback from residential areas and an amendment in 2019 reduced the setback to 250 feet. He added there are existing regulations for cannabis establishments in the UDO addressing safety provisions including hour restrictions, security plans, and other measures. Mr. Olson provided the Commission with maps showing the current areas a cannabis dispensary could be located with the current 250-foot setback to residential, and a map with potential locations removing the 250-foot setback regulation. He said the maps show an increase for potential dispensary locations with the removal of the setback. He reminded the Commission that dispensaries would require a special use permit, so a hearing in front of the Commission would be required along with neighborhood notification. Mr. Olson advised the City recommends approval of the proposed text amendments. Chair Maxwell asked if there were any comments or questions from the Public, in which there were none. Chair Maxwell asked if there were any comments or questions from Commission members. Mr. Wright inquired on the current revenue of dispensaries in the City of DeKalb. Mr. Olson replied there are currently no dispensaries in the City of DeKalb. He added there are a few locations approved from a zoning standpoint, one being on Peace Road, and another on West Lincoln Highway in the Junction Shopping Center, which is waiting on State approval. City Manager Nicklas gave background regarding the State statute legalizing cannabis and added as a part of the law, the State was split into regions with each one being allocated a certain number of licenses. The City of DeKalb is in a region including eight counties with only three licenses being allowed in the region. He added the State allowed for a total of 185 licenses which have already been awarded and there is a pending lawsuit on this matter. Chair Maxwell made a comment the City should want to make ourselves as inviting as possible due to the low number of licenses permitted in our region. Planning and Zoning Commission March 7, 2022 Page 3 of 4 Mr. Nicklas added the region DeKalb is in includes counties to the north and northwest that have low populations so the chance of a dispensary coming to DeKalb seems good. Chair Maxwell asked if the City is notified when a license is applied for in our region. Mr. Nicklas replied the City is not notified when a license is applied for. Ms. Stoker questioned a difference in the current dispensary location map versus the proposed dispensary location map. She wondered why areas disappear from the proposed map if the proposed amendments are to open more locations. Mr. Olson explained the current map shows locations with the 250-foot setback regulation where the proposed map shows locations removing the setback regulation. He said he did not go through each location on the map and the intent was to show by removing the 250-foot setback, the available opportunities increased. Mr. Becker commented the biggest increase seems to be on Lincoln Highway. Mr. Olson stated the potential increases were mainly in the downtown area, along Lincoln Highway, Sycamore Road, and South 4th Street. Ms. Stoker asked if the area is showing as a possible location on the current map will the be a possible location on the potential map as well. Mr. Olson answered it generally should be. Ms. Pena-Graham inquired if tonight’s proposal is similar in other cities. Mr. Olson explained many other cities have setback regulations that vary. Mr. McMahon questioned the addition of cannabis dispensaries in the downtown area (CBD) and noted a concern about it. Mr. Olson reiterated each request would require a special use permit which would bring any proposal to the Commission to determine if the proposed location was a good fit or not. Chair Maxwell told the Commission he is impressed with the State regulations for opening a dispensary. Mr. Maxwell is amazed at the levels of security and governance to be able to operate a cannabis dispensary. Mr. Becker inquired on a regulation for a secured rear entrance for any proposed location. Mr. Olson responded that all previous regulations are still in effect. Ms. O’Flaherty moved that the Planning and Zoning Commission recommend to the City Council approval of the text amendments to the Unified Development Ordinance regarding cannabis business establishments as indicated in Exhibit A of the staff report. Ms. Stoker seconded the motion. A roll call vote was taken. Mr. Becker- Yes, Ms. O’Flaherty – Yes, Mr. McMahon – No Ms. Pena-Graham-Yes, Ms. Stoker-Yes, Mr. Wright- Yes, Chair Maxwell-Yes. Motion Passed 6-1-0. Planning and Zoning Commission March 7, 2022 Page 4 of 4 F. CONSDERATIONS City Manager Bill Nicklas addressed the Commission on the topic of compensation for attendance at meetings. He explained he learned about six weeks ago that members from two of the fourteen commissions were being compensated for attending meetings. Mr. Nicklas explained there is no mention in the Municipal Code to allow for Planning and Zoning Commission members to be compensated for meetings. He recommended doing away with compensation for attending this voluntary Commission due to other commissions not being compensated for their meeting attendance. Ms. O’Flaherty said this makes sense to her, and the other commission members agreed. Jerry Wright expressed his appreciation to Mr. Nicklas for coming to the meeting in person to discuss the matter. G. REPORTS Mr. Olson announced the next meeting is scheduled for Monday, March 21, and there are no hearings currently scheduled for this date. Mr. Olson added the City Manager and himself have been working on the Comprehensive Plan, including the introduction, background data, goals and objectives and other information and the Plan will be brought to future meetings for discussion. City Manager Nicklas added the Comprehensive Plan would be discussed at future Commission meetings as a part workshops to get the Commissioner’s input as well from the public. He stated the Comprehensive Plan should be updated at an average of every five years. Mr. Becker explained residential growth typically follows commercial growth and the City is currently experiencing very rapid industrial development. He assumed the updated Comprehensive Plan will reflect increased residential growth due to this trend. Mr. Nicklas suggested to the Commission to start thinking about areas in DeKalb and what potential you see for growth and development. He stressed all ideas would be put together with statistical data to finalize a Comprehensive Plan to submit to the City Council. H. ADJOURNMENT Mr. McMahon motioned to adjourn, Mr. Wright seconded the motion, and the motion was approved by unanimous voice vote. The Planning and Zoning Commission Meeting adjourned at 6:35 PM. COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT March 31, 2022 TO: DeKalb Planning and Zoning Commission FROM: Dan Olson, Planning Director RE: Sketch Plan (Concept Plan) – 145 Fisk Ave. I. GENERAL INFORMATION A. Purpose Review of a Sketch Plan (Concept Plan) B. Location/Size 145 Fisk Ave./approx. 1.3 acres C. Petitioner Jon Sauser – Contract Purchaser D. Existing Zoning “NC” Neighborhood Commercial District E. Existing Land Use Four story vacant building F. Proposed Land Use Approximately 32 apartment units G. Surrounding Zoning and Land Use: North: RC-1 and MFR-1; Single-Family Residential and Middle School South: RC-1; Multi-Family Residential East: RC-1; Single-Family Residential West: RC-1; Multi-Family Residential H. Comprehensive Plan Designation: Medium Density Residential II. BACKGROUND AND ANALYSIS The subject site at 145 Fisk Ave. is zoned “NC” Neighborhood Commercial District and currently contains a four-story, 24,000 sq. ft. building. The petitioner, Jon Sauser, is the contract purchaser of the subject property and is proposing to construct approximately 32 apartment units consisting of nine 2-bedroom units and 23 1-bedroom units. The one-bedroom units will be approximately 650 sq. ft. and the two-bedroom units will be about 900 sq. ft. The leases for the units will be at market rate. The applicant has provided a summary of the project, which is located in the Commission’s background material. If the applicant chooses to proceed with the project, they will be requesting to rezone the property from the “NC” Neighborhood Commercial District to the PD-R Planned Development - Residential District. The 2005 Comprehensive Plan recommends “Medium Density Residential” for the site. A preliminary/final development plan will also need to be submitted. A significant amount of interior demolition has occurred over the years and the building could be classified as a shell. The building was originally constructed in 1922 as St. Mary’s Hospital and was closed in 1965. The building was then used as a girl’s dormitory operated by Sisters of Mercy for short time and then was vacant from 1970 to 1973. From 1973-1992, the building was owned and used by School District 428 for administrative functions. In 1993 the property was sold and rezoned from the “MFR” Multi-Family Residential District to the “NC” Neighborhood Commercial District and a special use was approved for 12,000 sq. ft. of medical/dental offices, however those uses were never established. In 2006 the property was sold to the current owner, Midwest Estate Development LLC, with the intent to convert the building to luxury lofts, but that project never materialized. A concept plan for a 40-room boutique hotel with associated commercial use was submitted in 2019 and reviewed by the Planning and Zoning Commission. The project did not go forward. The Unified Development Ordinance (UDO) allows for review by the Planning and Zoning Commission of a Sketch Plan (Concept Plan) for any project intending to rezone to the Planned Development District. The purpose of the Sketch Plan (Concept Plan) review is to allow the applicant to present and explain the proposed improvements and let the Planning and Zoning Commission and nearby property owners and residents ask questions and provide comments. There is no official action being requested from the Commission, just feedback regarding the proposal. If the project goes forward, the applicant will be required to submit a re- zoning application, development plans and other supporting documents to the City prior to any construction commencing on the property. A public hearing would also be required in front of the Commission who would forward a recommendation to the City Council for final action. Page |2 Site Plan/Architecture The developer is intending to use most of the existing site conditions with their plan. An existing access on Sycamore Road is proposed to be removed and re- located further away from N. 1st St. and made a right-in/right-out access. The parking lot is proposed between Sycamore Road and the existing building, where previous parking was provided for past uses. The applicant is proposing to re- establish a 24-foot-wide access from Fisk Ave. along the west side of the building. Fisk Ave. currently operates as a one-way street running west to east, from N. 1st St. to N. 4th St. The proposed parking lot contains 65 parking spaces. Per the UDO, the number of required parking spaces is 57 (1 bedroom units - 1.5 parking spaces per unit, 2 bedroom units - 2.5 parking spaces per unit). The plans propose retaining the original masonry architecture of the building, while adding some modern amenities and improvements on the north side of the building. The building will have a dedicated mail and parcel room for receiving packages and will be a secure building with cameras. A tenant lounge is proposed as well as an exercise room and outdoor patio with a natural gas grill. After a preliminary review of the Concept Plan, the following waivers to the UDO would be necessary if the project went forward: • 30-foot buffer area adjacent to lower density residential area – Article 5.13.07(6). The UDO requires a 30-foot buffer between an area zoned PD- R and a residential zoned district that is lower in density. The areas to the east and west of the site are zoned RC-1. The Concept Plan shows parking/driveways between 1-10 five feet from the residential zoned areas to the east and west. • 10-foot parking setback along Sycamore Road per Article 12.03(5). The UDO requires a 10-foot parking setback adjacent to any public roadway right-of-way. The Concept Plan indicates the parking adjacent to Sycamore Road at approximately 5 feet. • 5-foot parking setback along the east and west property line per Article 12.03(5). A 5-foot parking/paving setback is required for all interior lot lines. The proposed driveway along the west side of the building will be as close as one foot away from the west property line. Parking is proposed at about 10 feet from the east property line. • Landscaping requirements per Article 12.04. A landscape plan is not required as part of a Concept Plan review; however, waivers will likely be required for landscape quantities due to the reduced setbacks noted. City staff has reviewed the plan along with outside agencies and major site design concerns were not identified. Preliminary and final engineering plans will be Page |3 required at the next step, and there will be a need to evaluate the stormwater management on the site. The vehicle access points and circulation appear acceptable, however at the next level of review the applicant will be required to complete a traffic analysis to determine the impacts to both Sycamore Road and Fisk Ave. The City received an e-mail from Jon and Margaret Delano indicating support for the project. They own the apartment buildings at 506 N. 1st St. and 108 Fisk Ave. III. RECOMMENDATION Review and provide comments to the applicant regarding the Sketch Plan (Concept Plan). Page |4 T OU RI GH T 45 5' SET BACK MIN. RO AD IN RI E GH T AM 1 OR SY 46 DETENTION C 5 PARKING 62 6 55 56 12 21 LOT A 1 3 13 20 NEW DRIVE WAY 4'-6" 3'-8" 13'-10" 2'-0" CL 13'-7" 6'-0" 3'-6" 3'-0" 3'-6" 7'-0" LANDSCAPE 18'-2" SIDE WALK 11'-9" DINING RES. LOBBY UNIT 009 W/D 3'-2" 1273 GSF 20'-821" 3'-0" 2 BD / 3 BA 13'-9" 6'-6" LIVING 3'-0" 21'-7" 3'-0" 3'-0" 9'-11" 11'-1021" 8'-9" 8'-4" LIVING 17'-4" 6'-5" 3'-6" 5'-6" 13'-7" 3'-6" 1'-5" 5'-1012" 6'-6" 11'-4" 1'-7" 9'-3" 20'-8" 10'-3" 11'-0" 4'-0" 6'-7" 6'-8" 4'-0" 10'-6" 6'-1021" 15'-821" 13'-0" CL 3'-9" 6'-0" 11'-10" UNIT 008 7'-1021" LIVING BEDROOM BEDROOM UNIT 001 421" BEDROOM BEDROOM 2 16'-3" 630 NSF 11'-1" 3'-0" UNIT 002 11'-021" 4'-0" 8'-0" 615 NSF 3'-9" 12'-0" 14'-3" 3'-321" 1 BD / 1 BA W/D 963 GSF 6'-1" 1 BD / 1 BA CL 2 BD / 2 BA 6'-1112" 1'-521" 7'-921" 145 Fisk Ave. 7'-921" BEDROOM 11'-6" BEDROOM 11'-6" 11" FIRST ST. 8'-0" 1'-9" 8'-7" 5'-0" LOT B 4'-10" 5'-0" 5'-0" 5'-0" CL CL CL CL W/D CL CL 9'-2" 3'-8" W/D CL 4'-1" 3'-0" 3'-0" 2'-4" 3'-2" 8'-0" 5'-0" 3'-6" 8'-0" 4'-7" 11'-3" 5'-0" 5'-1" 10'-5" 3'-3" 3'-6" 4'-012" 8'-0" 4'-7" CL 3'-8" 7'-0" 8'-0" 3'-6" 3'-3" 8'-612" 20'-512" 3'-0" W/D MG2 CL 4'-821" 3'-1121" 4'-0" LIVING 3'-8" 3'-2" 4'-7" 8'-8" 3'-8" 3'-2" 9'-412" 8'-0" 4'-8" 4'-8" 8'-0" 4'-821" 3'-8" 3'-2" 12'-2" 3'-2" 4'-1" 11'-2" 13'-0" 2'-1" CL 3'-0" 5'-5" CL 3'-0" CL 3'-0" 6'-1121" W/D W/D W/D 4'-5" 19'-5" W/D CL 5'-0" 5'-0" 5'-0" 5'-0" 6'-7" UNIT 003 17'-321" CL CL UNIT 007 2'-1" 12'-7" 690 SF 660 NSF BEDROOM 1 BD / 1 BA LIVING LIVING 11'-10" 1 BD / 1 BA © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. DINING 7'-4" 16'-5" UNIT 006 UNIT 005 UNIT 004 16'-521" BEDROOM 12'-2" 860 GSF 10'-721" 650 GSF 10'-8" BEDROOM 615 SF 12'-621" LIVING 10'-8" 6'-7" 15'-621" 8'-3" BEDROOM 2 2 BD / 2 BA 1 BD / 1 BA 1 BD / 1 BA LIVING 4'-0" 21'-11" 11'-1121" 26'-421" 13'-1" 13'-1" 22'-321" PROPOSED DeKalb Chicago ----- ADA RAMP 01 No. Description Date Drawing Title: SITE PLAN Project No.: 0425 Checked by: EZ SITE PLAN S SCALE: 1/16" = 1'-0" FISK AVENUE A-0.1 © Context 2020 3-21-22 PROJECT SUMMARY 145 FISK AVENUE The property was constructed in 1922 as St. Mary’s Hospital. It continued in that use for 40+ years. The hospital closed in 1965 but then reopened as McAuley Residence Hall for Women in conjunction with NIU. That use ended in May of 1971. In 1974 School district 428 bought the structure and used it as their administration center until 1992. It has sat empty, boarded up and deteriorating ever since. The intended use for the property is PD-R, Planned Unit Residential. It has previously been used in a similar fashion. The intent is to redevelop the existing property into approximately 32, one and two bedroom apartments. There is room for 62 parking spaces. Three of which are accessible spaces. These will be 1 and two bedroom apartments for lease that will be market rate units. There will be approximately 9- two bedroom units, and 23- one bedroom units. The one bedroom units will be approximately 650 Sq. Ft. and the two bedroom units will be approximately 900 Sq. Ft. The building will be a secure building. It will have a dedicated mail and parcel room for receiving packages. Off street parking and proximity to schools, parks, shopping, and dining will make walking very feasible. There will be a tenant lounge and outdoor patio with a natural gas grill. There will also be a tenant exercise room with cardio machines and weight machines. In unit amenities include 10’ - 12’ ceilings, washer / dryer, central air conditioning, dish washer and quartz countertops. The historic building will be accentuated by updated landscaping but will retain as many existing, mature healthy trees as possible. New curb, gutter and sidewalks and LED exterior lighting will make the site save and secure. The City of DeKalb’s Comprehensive Plan identifies five elements that are to serve as the foundation. They are: Sustainability, Continuous Improvement, Character, Connectivity, and Cohesion. This project would be in conformance with the City’s Comprehensive Plan. This property has been boarded up and vacant for 25 years. It has attracted vandalism, and other possible ordinance violations. The windows, façade, landscaping, and parking have not been maintained. It has been a tremendous eyesore for not only the local neighborhood but also the community. This is an infill location so it will not have any negative impact on adjacent properties. It will actually improve the property values. Removing a boarded up, delapidated, un-monitored building will be a very positive impact for the general public’s health, safety and welfare. From: Delano"s Home Decorating To: Olson, Dan Subject: 145 Fisk Avenue Response form Date: Tuesday, March 29, 2022 2:29:47 PM Attachments: 145 Fisk Avenue Citizen Response Form 3-29-2022.pdf [NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT CLICK on links or open attachments unless you are sure the content is safe.] Good Afternoon Dan, We own the apartment buildings at 506 North First Street and 108 Fisk Avenue and we support the proposal from Mr. Jon Sauser. Thank you for sending us the information regarding the concept plan for 145 Fisk Avenue. Sincerely, Jon and Margaret Delano Delano Properties 815-751-2102 145 Fisk Ave 145 Fisk Ave 145 Fisk Ave 145 Fisk Ave 145 Fisk Ave 145 Fisk Ave 4'-6" 3'-8" 13'-10" 2'-0" CL 7'-0" 3'-6" 6'-0" 3'-6" 18'-2" 13'-7" 3'-0" 11'-9" DINING RES. LOBBY UNIT 009 W/D 3'-2" 1273 GSF 20'-821" 3'-0" 2 BD / 3 BA 13'-9" 6'-6" LIVING 3'-0" 21'-7" 3'-0" 3'-0" 9'-11" 11'-1021" 8'-9" 8'-4" LIVING 17'-4" 6'-5" 3'-6" 5'-6" 13'-7" 3'-6" 5'-1021" 1'-5" 6'-6" 11'-4" 1'-7" 9'-3" 20'-8" 10'-3" 11'-0" 4'-0" 6'-7" 6'-8" 4'-0" 10'-6" 6'-1021" 15'-821" 13'-0" CL 3'-9" 6'-0" 11'-10" UNIT 008 7'-1021" LIVING BEDROOM BEDROOM UNIT 001 421" BEDROOM BEDROOM 2 16'-3" 11'-1" 3'-0" UNIT 002 11'-021" 4'-0" 8'-0" 630 NSF 3'-9" 12'-0" 14'-3" 615 NSF 3'-321" 1 BD / 1 BA W/D 963 GSF 6'-1" 1 BD / 1 BA CL 2 BD / 2 BA 6'-1121" 1'-521" 7'-921" 7'-921" BEDROOM 11'-6" BEDROOM 11'-6" 11" 8'-0" 1'-9" 8'-7" 5'-0" 4'-10" 5'-0" 5'-0" 5'-0" CL CL CL CL W/D CL CL 4'-1" 9'-2" 3'-8" W/D CL 3'-0" 3'-0" 2'-4" 3'-2" 8'-0" 5'-0" 3'-6" 8'-0" 4'-7" 11'-3" 5'-0" 5'-1" 10'-5" 3'-3" 3'-6" 4'-021" 8'-0" 4'-7" CL 3'-8" 7'-0" 8'-0" 3'-6" 3'-3" 8'-621" 20'-521" 3'-0" CL W/D 4'-821" 3'-1121" 4'-0" LIVING 3'-8" 3'-2" 4'-7" 8'-8" 3'-8" 3'-2" 9'-421" 8'-0" 4'-8" 4'-8" 8'-0" 4'-821" 3'-8" 3'-2" 12'-2" 3'-2" 4'-1" 11'-2" 13'-0" 2'-1" CL 3'-0" 5'-5" CL 3'-0" CL 3'-0" 6'-1121" W/D W/D W/D 4'-5" 19'-5" W/D CL 5'-0" 5'-0" 5'-0" 5'-0" 6'-7" UNIT 003 17'-321" CL CL UNIT 007 2'-1" 12'-7" 690 SF 660 NSF BEDROOM 1 BD / 1 BA LIVING LIVING 11'-10" 1 BD / 1 BA 16'-521" DINING 7'-4" 16'-5" UNIT 006 UNIT 005 UNIT 004 BEDROOM 12'-2" 860 GSF 10'-721" 650 GSF 10'-8" BEDROOM 10'-8" 615 SF 12'-621" 8'-3" BEDROOM 2 LIVING 6'-7" 15'-621" 2 BD / 2 BA 1 BD / 1 BA 1 BD / 1 BA LIVING 4'-0" 21'-11" 11'-1121" 26'-421" 13'-1" 13'-1" 22'-321" BASEMENT FLOOR PLAN B SCALE: 3/16" = 1'-0" 145 Fisk Ave. MG2 1 | STUDIO 20 | 1 BED 1 BATH © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. 9 | 2 BED 2 BATH DeKalb Chicago ----- 01 No. Description Date BASEMENT Drawing Title: FLOOR PLAN N Project No.: 0425 Checked by: EZ PROJECT NORTH A-1.0 © Context 2020 8'-921" 2'-0" 2'-0" 8'-921" CL CL 5'-7" 12'-0" 12'-0" BEDROOM BEDROOM 2 5'-11" 11'-3" 11'-3" 9'-6" 3'-6" UNIT 009 8'-0" 1273 NSF 6'-6" 2 BD / 3 BA 5'-0" 3'-6" STUDY 18'-2" 7'-521" 15'-3" 3'-0" 3'-0" 3'-0" 3'-421" 4'-10" 9'-521" 9'-321" LIVING 6'-5" 3'-6" 3'-6" 7'-8" 1'-5" 11'-4" 1'-7" 9'-3" 20'-8" 10'-3" 11'-0" 6'-2" 6'-8" 4'-0" 10'-6" 22'-7" 13'-0" CL CL 3'-8" 3'-9" 6'-0" 11'-10" UNIT 107 7'-1021" 421" BEDROOM BEDROOM LIVING BEDROOM BEDROOM 3'-0" 16'-3" UNIT 101 UNIT 102 11'-1" 4'-0" 8'-0" 630 NSF 3'-321" 11'-1" W/D 3'-9" 12'-0" 14'-3" 1 BD / 1 BA 645 NSF 774 NSF 6'-1" CL 1 BD / 1 BA 2 BD / 2 BA 8'-721" 6'-1121" 1'-521" 7'-921" BEDROOM 11'-6" BEDROOM 11'-6" 11" 8'-0" 1'-9" 8'-7" 5'-0" 4'-10" 5'-0" 5'-0" 5'-0" CL CL CL CL W/D CL CL 4'-1" 9'-2" 3'-8" W/D CL 2'-4" 3'-0" 3'-0" 3'-2" 8'-0" 5'-0" 3'-6" 8'-0" 4'-7" 11'-3" 5'-0" 5'-1" 10'-5" 3'-3" 3'-6" 4'-021" 8'-0" CL 3'-8" 7'-0" 4'-7" 8'-0" 3'-6" 3'-3" 8'-621" 20'-521" 3'-0" CL W/D 3'-1121" 4'-0" 4'-0" LIVING 4'-121" 10'-5" 3'-8" 3'-2" 6'-221" 6'-5" 4'-10" 6'-221" 3'-2" 3'-8" 10'-5" 13'-8" 7'-321" 3'-2" 13'-2" 8'-0" 8'-0" CL 3'-0" 3'-0" CL W/D W/D 4'-5" 4'-5" 19'-5" W/D CL 5'-0" 5'-0" 5'-0" 5'-0" CL UNIT 103 UNIT 106 CL CL 17'-321" 2'-1" 11'-8" 689 NSF 655 NSF 1 BD / 1 BA LIVING 1 BD / 1 BA DINING 7'-4" 16'-5" UNIT 105 UNIT 104 16'-5" 7'-4" 12'-2" 993 NSF 971 NSF 12'-621" 8'-3" BEDROOM LIVING BEDROOM 2 11'-021" 11'-021" BEDROOM 2 LIVING BEDROOM 6'-7" 15'-621" 2 BD / 2 BA 2 BD / 2 BA 24'-11" 14'-10" 13'-3" 24'-11" 4'-0" 13'-2" 9'-1121" 13'-8" 4'-9" LEVEL 1 FLOOR PLAN 1 SCALE: 3/16" = 1'-0" 145 Fisk Ave. MG2 1 | STUDIO 20 | 1 BED 1 BATH © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. 9 | 2 BED 2 BATH DeKalb Chicago ----- 01 No. Description Date LEVEL 1 Drawing Title: FLOOR PLAN N Project No.: 0425 Checked by: EZ PROJECT NORTH A-1.1 © Context 2020 6'-6" 18'-2" 3'-0" 3'-0" 3'-0" 9'-521" 9'-321" LIVING 6'-5" 1'-5" 18'-8" 11'-0" 6'-2" 6'-8" 4'-0" 10'-6" 22'-7" 13'-0" CL 3'-8" 3'-9" 7'-1021" 421" BEDROOM BEDROOM LIVING BEDROOM BEDROOM 3'-0" 16'-3" 10'-221" UNIT 201 UNIT 202 11'-1" 14'-4" 4'-0" 8'-0" 3'-321" 11'-1" W/D 3'-9" 12'-0" 645 NSF 963 GSF 6'-1" CL 12'-221" UNIT 208 1 BD / 1 BA 2 BD / 2 BA 10'-021" 8'-721" BEDROOM 11'-6" BEDROOM 11'-6" CL 11" 610 NSF 5'-0" 1 BD / 1 BA 8'-7" 12'-4" 1'-7" 5'-0" CL CL 5'-0" CL CL W/D CL 5'-0" CL 5'-0" 4'-1" 6'-1121" W/D CL 3'-0" 3'-0" 3'-2" 3'-8" 8'-0" 5'-0" 3'-6" 8'-0" 4'-7" 11'-3" 5'-0" 5'-1" 10'-5" 3'-3" 3'-6" 4'-021" 8'-0" 4'-7" 7'-0" 8'-0" 3'-6" 3'-3" 8'-621" 3'-0" CL W/D 4'-821" 4'-0" 4'-0" LIVING 4'-121" 3'-8" 3'-2" 4'-7" 8'-8" 3'-8" 3'-2" 9'-421" 8'-0" 4'-8" 4'-8" 8'-0" 4'-821" 3'-8" 3'-2" 12'-2" 4'-10" 3'-2" 9'-5" 8'-0" 2'-1" CL 3'-0" 5'-5" CL 3'-0" CL 3'-0" 6'-1121" W/D W/D W/D 4'-5" 5'-0" 5'-0" 5'-0" 5'-0" 18'-9" 8'-0" W/D CL 6'-7" UNIT 203 17'-321" CL CL UNIT 207 CL 2'-1" 7'-9" 689 SF 610 NSF BEDROOM 1 BD / 1 BA LIVING 11'-10" 1 BD / 1 BA 6'-621" 16'-521" DINING 16'-5" UNIT 206 UNIT 205 UNIT 204 11'-7" 12'-2" 815 GSF BEDROOM BEDROOM 613 SF W/D 650 GSF 10'-8" 10'-8" BEDROOM 2 11'-021" LIVING 6'-7" 15'-621" 2 BD / 2 BA 1 BD / 1 BA 1 BD / 1 BA LIVING LIVING 26'-421" 13'-1" 13'-1" 22'-321" 19'-11" 12'-0" 4'-0" 13'-2" LEVEL 2 FLOOR PLAN 2 SCALE: 3/16" = 1'-0" 145 Fisk Ave. MG2 1 | STUDIO 20 | 1 BED 1 BATH © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. 9 | 2 BED 2 BATH DeKalb Chicago ----- 01 No. Description Date LEVEL 2 Drawing Title: FLOOR PLAN N Project No.: 0425 Checked by: EZ PROJECT NORTH A-1.2 © Context 2020 6'-6" 3'-0" 3'-0" 3'-0" 6'-5" 3'-2" 6'-1121" 26'-521" 12'-0" 6'-2" 6'-8" 4'-0" 10'-6" 22'-7" 13'-0" 3'-0" W/D 3'-9" UNIT 301 7'-1021" 421" BEDROOM UNIT 302 BEDROOM 2 BEDROOM LIVING 11'-1" 640 GSF 775 GSF 11'-1" 3'-9" 12'-0" 1 BD / 1 BA 2 BD / 2 BA 12'-221" 4'-0" LIVING DINING 25'-4" 3'-0" 8'-7" CL 5'-0" CL CL W/D CL 5'-0" CL 5'-0" 3'-8" 4'-1" CL 3'-0" 7'-10" 4'-021" UNIT 306 8'-0" 3'-6" 2'-11" 4'-1121" 10'-4" 7'-0" 5'-0" 5'-1" 10'-5" 3'-3" 3'-6" 8'-0" 4'-7" 650 GSF 1 BD / 1 BA 4'-0" 10'-4" 3'-8" 3'-321" 7'-421" 4'-7" 8'-0" 8'-721" 3'-8" 3'-2" 6'-1121" 4'-8" 8'-0" 4'-821" 3'-8" 3'-2" 12'-2" 8'-0" 2'-1" CL 3'-0" CL 3'-0" CL 3'-0" W/D W/D W/D 5'-0" 5'-0" 5'-0" CL 6'-7" CL 5" 7'-10" LIVING 12'-221" 4'-11" 16'-5" 16'-521" CL 2'-0" UNIT 305 UNIT 304 UNIT 303 12'-0" BEDROOM BEDROOM BEDROOM 2 11'-0" LIVING 10'-8" 640 GSF 530 GSF 625 GSF LIVING 5'-8" 1 BD / 1 BA STUDIO 1 BD / 1 BA 32'-421" 3'-1021" 13'-1" 24'-10" 15'-6" 27'-1" 12'-0" LEVEL 3 FLOOR PLAN 3 SCALE: 3/16" = 1'-0" 145 Fisk Ave. MG2 1 | STUDIO 20 | 1 BED 1 BATH © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. 9 | 2 BED 2 BATH DeKalb Chicago ----- 01 No. Description Date LEVEL 3 Drawing Title: FLOOR PLAN N Project No.: 0425 Checked by: EZ PROJECT NORTH A-1.3 © Context 2020 6'-2" 6'-8" 4'-0" 3'-9" 7'-1021" 421" 3'-9" 8'-2" 7'-0" ROOF PLAN R SCALE: 3/16" = 1'-0" 145 Fisk Ave. MG2 1 | STUDIO 20 | 1 BED 1 BATH © Context 2021 All rights reserved. No part of this document may be reproduced or utilized in any form, without prior written authorization by Context LLC. 9 | 2 BED 2 BATH DeKalb Chicago ----- 01 No. Description Date ROOF PLAN Drawing Title: N Project No.: 0425 Checked by: EZ PROJECT NORTH A-1.4 © Context 2020 COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT March 31, 2022 TO: DeKalb Planning and Zoning Commission FROM: Bill Nicklas, City Manager Dan Olson, Planning Director RE: 2022 Comprehensive Plan Update BACKGROUND AND ANALYSIS Staff is presenting a draft of the updated Comprehensive Plan for review and discussion by the Commission. The first five chapters include the Introduction, Inventory and Analysis, Goals and Objectives, Land Use Categories and Plan and Urban Design Guidelines. Also included is the draft of the 2022 Future Land Use Map. The Plan will guide future development in the City for the next five years. The City’s current Comprehensive Plan, “DeKalb 3D 2005 Comprehensive Plan Update” was adopted on March 14, 2005. Since the adoption of the 2005 Plan the City has approved several sub-area or neighborhood plans, which are listed below. • East Lincoln Highway Corridor Plan – Adopted June 13, 2005 • 2007 Downtown Revitalization Plan – Adopted February 26, 2007 • Pleasant St. and Greek Row Plans – Implementation Review – Adopted April, 2007 • Sustainable Community Redevelopment Plan for the Fourth Street Corridor and Pearl Street Neighborhood – Adopted April 21, 2008 • Pearl Street Neighborhood Revitalization Plan – Adopted August 11, 2008 • Downtown DeKalb – Design Guidelines for New Construction – Adopted 2011 • Ellwood Historic Neighborhood Implementation Strategies – Adopted Sept., 2011 • DeKalb City Center Plan – Adopted July 8, 2013 • Annie Glidden North Revitalization Plan – Adopted November 26, 2018 Where possible, the updated Comprehensive Plan will build off these previous efforts. The update will consist of reviewing existing conditions and a discussion of future trends, goals, and objectives of the City. Chapter One: Introduction Chapter One provides the background of a Comprehensive Plan and the typical components of a Plan. It also provides a background on the 2005 Plan and the sub-area and corridor studies completed since that time including the Annie Glidden North Revitalization Plan. The introduction also includes the history of the City, general demographic, housing and economic data along with planning and development activity in the City since 2005. The chapter concludes by noting the main planning issues to be addressed in the Plan including: 1. What land uses should develop within the mile-and-a-half perimeters of the city? 2. What public policies should shape the development of these uses? How will large areas of unincorporated agriculturally-zoned land on the edge of the City’s 1 ½ mile planning jurisdiction be treated? 3. How can the extraordinary recent industrial interest in DeKalb be encouraged while enhancing the range of career jobs that can support families and new generations of residents and businesses? 4. How can the pace of residential development be stimulated to support the rising interest in industrial development? 5. How will the City’s commercial tax base survive larger consumer trends away from brick and mortar retail toward on-line purchasing? 6. How should the City preserve and enhance the quality of life within its corporate boundaries? How should the City’s subdivision, planned development, and zoning regulations be amended to more effectively implement the plan? Chapter Two: Inventory and Analysis The analysis in Chapter Two identifies trends that directly impact land use, municipal and other governmental services, transportation, and future development opportunities. Trends in housing values and permitting data are reviewed as well as an analysis of the existing land uses. An analysis of these features will help determine the land use designations on the Future Land Use Map. Chapter Three: Goals and Objectives This Chapter discusses goals, which are generally broad value statements that represent the end desires of the community. Objectives are the means by which such goals can be achieved and are preferably tangible or measurable. Goals and objectives have been formulated for the following elements of community development: • Community Appearance • Industrial Development Page |2 • Commercial Development • Residential Development • Downtown Enhancement • Economic Development • Community Facilities • Natural Features • Transportation Chapter Four: Land Use Categories and Plan The attached draft Future Land Use Plan reflects the five-year objectives outlined in the goals and objectives chapter. The plan also provides the recommended land uses within the City’s 1 ½ mile planning jurisdiction as well as showing the boundary agreement lines with Sycamore and Cortland. The draft plan will be reviewed at Monday’s meeting in more detail. Chapter Five: Urban Design Guidelines The draft Urban Design Guidelines will guide the appearance and layout of the City. The guidelines are intended to encourage more attention to appealing existing designs and a more creative integration of building layouts and natural features in new developments. They are also intended to promote a sharper focus on the human scale, a higher concern for the potential conflicts between pedestrians and vehicles, more attention to the scale and arrangement of new buildings, and more interest in how natural features might present opportunities rather than development constraints. NEXT STEPS After review by the Planning and Zoning Commission consisting of probably 2-3 meetings, revisions will be made and a more detailed implementation strategy will be prepared. Staff would like to schedule two open houses for the public to review the draft documents and offer feedback. The plan is to have the open houses sometime in May or June. After the open houses, the final draft will be prepared, and an official public hearing will be scheduled in front of the Planning and Zoning Commission. A recommendation will then be forwarded by the Commission onto the City Council who will take final action on the Plan. RECOMMENDATION Review and provide comments regarding the draft Plan. Page |3 3/30/2022 City of DeKalb 2022 Comprehensive Plan Update Mayor Cohen Barnes City Council Alderwoman Carolyn Morris, Ward One Alderwoman Barbara Larson, Ward Two Alderman Tracy Smith, Ward Three Alderman Gregory Perkins, Ward Four Alderman Scott McAdams, Ward Five Alderman Mike Verbic, Ward Six Alderman Anthony Faivre, Ward Seven Planning & Zoning Commission Max Maxwell, Chair Bill McMahon, Vice-Chair Steve Becker, Member Trixy O’Flaherty, Member Maria Pena Graham, Member Shannon Stoker, Member Jerry Wright, Member Administration Bill Nicklas, City Manager Dan Olson, Planning Director Stephanie Turner, Administrative Assistant Graphics Scott Zak, Management Analyst Doug Eaton, Planning Technician Page 1 of 69 Acknowledgments The City of DeKalb wishes to thank the many citizens who participated in the comprehensive planning process that led to this updated plan. Some attended informal workshop sessions and public hearings before the Planning and Zoning Commission and City Council. Others engage City staff in one-to-one conversations about their community or neighborhood. We are also grateful for the efforts of representatives from other local taxing bodies who worked cooperatively with the City to develop a plan that is consistent with their long-range planning. In the preparation of the map exhibits, Planning Technician Doug Eaton was particularly helpful. Planning Director Dan Olson and City Manager Bill Nicklas provided the working drafts that sparked lively comment and debate. All members of the City’s executive team took the time to spot unseen errors and help reconcile inconsistencies in early drafts. Finally, Planning and Zoning Commission chair Max Maxwell was most generous in leading public discussions and offering careful criticism that led to more clarity and precision. Mayor Cohen Barnes and City Manager Bill Nicklas toured the DeKalb Data Center in March 2022 with representatives from Meta and Mortenson Construction and Real Estate Development. Recent economic development, including the data center, have provided a once-in-a-generation opportunity to position DeKalb for smart growth. Page 2 of 69 Table of Contents Page Chapter One: Introduction Chapter Two: Inventory and Analysis Section Three: Goals and Objectives • Community Appearance • Industrial Development • Commercial Development • Residential Development • Downtown Enhancement • Community Facilities • Natural Features • Transportation Chapter Four: Land Use Categories and Plan • Industrial Development • Commercial Development • Residential Development • Office, Research and Light Industrial • Mixed Use Chapter Five: Urban Design Guidelines • Planned Unit Development • Building Layouts, Facades and Natural Features • Public and Institutional Uses • Parking Lots Page 3 of 69 Chapter One: Introduction A comprehensive land use plan is a synthesis of ideas and recommendations drawn from public discourse that suggest a blueprint for managing growth in the community. Growth is most effectively managed when a community has a clear vision about what it wishes to become, and then implements that vision through comprehensive plan and supporting ordinances. The comprehensive plan typically consists of three components:  a history that includes an inventory and analysis of the community;  a formulation of goals and objectives for a period of, for instance, five years;  a future land use plan that explains the ways that the community wants to grow. The inventory and analysis establish the community’s needs, constraints, and opportunities. The goals and objectives represent the community’s vision in general value statements and provide tangible steps to realize that vision. The future land use plan defines the desired character of land uses with reference to these goals and objectives. The current DeKalb Comprehensive Plan was adopted on March 14, 2005. Since the adoption of that Plan, the City Council has approved several sub-area and corridor plans as noted below:  East Lincoln Highway Corridor Plan – Adopted June 13, 2005  2007 Downtown Revitalization Plan – Adopted February 26, 2007  Pleasant St. and Greek Row Plans – Implementation Review – Adopted April, 2007  Sustainable Community Redevelopment Plan for the Fourth Street Corridor and Pearl Street Neighborhood – Adopted April 21, 2008  Pearl Street Neighborhood Revitalization Plan – Adopted August 11, 2008  Downtown DeKalb – Design Guidelines for New Construction – Adopted 2011  Ellwood Historic Neighborhood Implementation Strategies – Adopted September 2011  DeKalb City Center Plan – Adopted July 8, 2013  Annie Glidden North Revitalization Plan – Adopted November 26, 2018 Notwithstanding the attention to the detailed planning of specific sub-areas in the community, a comprehensive land use plan is long overdue. This Plan identifies goals and objectives for the following elements of community development:  Community Appearance  Residential Development  Commercial Development  Industrial Development  Downtown Enhancement  Community Facilities  Natural Features  Transportation Page 4 of 69 History The City of DeKalb is an urban community with a vital commercial base situated in a rural setting. It is located approximately 60 miles west of downtown Chicago. The City’s current land area is 17.2 square miles, all of which is located within DeKalb County. Neighboring communities include Sycamore, Malta, and Cortland. The City of DeKalb was incorporated in 1856 and since that time has continued to expand as new residents move farther west of the Chicago area to find quality affordable housing in a congestion-free community with a premium quality of life. The regional road system serving the City includes Annie Glidden Road, Peace Road, State Routes 23 & 38, and two full interchange connections with I-88. The DeKalb Taylor Municipal Airport accommodates private aircraft from one-seater planes to large corporate aircraft. DeKalb’s downtown is the heart of the community, playing host to numerous annual events and providing unique dining, shopping, entertainment, and residential alternatives. The community offers excellent City services, easy mobility around the town, and access to cultural, sports and educational activities. DeKalb is home to Northern Illinois University, which hosts 16,234 students and employs 3,300 faculty and staff. NIU’s operations, capital projects and visitor spending generate over $400 million in local economic impact. The marriage of community and university provides DeKalb with a solid foundation as a regional hub with major retailing and employment opportunities. Page 5 of 69 The DeKalb Community Unit School District No. 428 serves the City of DeKalb with six elementary schools, two middle schools, and one high school. Kishwaukee Community College, the DeKalb Public Library, and the DeKalb Park District all serve the DeKalb community and provide expanding opportunities for its residents. Council-Manager Form of Government The City of DeKalb’s municipal government operates under the Council-Manager form of government. Policy-making authority is concentrated in the elected City Council and the Council hires a professionally trained manager to oversee the delivery of public services. DeKalb is also a home rule community. The most significant powers granted to a home rule community under the Illinois Constitution pertain to finance. Home rule communities have the ability to issue bonds without referendum, are exempt from property tax caps under the Property Tax Extension Law Limit (PTELL), and have the ability to establish taxes and fees with local public approval and without state legislative action. Population DeKalb was incorporated in 1856 and designated a City in 1877. At the first decennial census after that designation, the population of DeKalb was 1,598 (1880). Since the beginning of the twentieth century, our population has generally increased at each decennial census except in 1920 and 2020, as shown in the table below: Census Year Population Change % Change 1900 5,904 NA NA 1910 8,102 2,198 37.23% 1920 7,871 (231) -2.85% 1930 8,536 665 8.45% 1940 9,146 610 7.15% 1950 11,567 2,421 26.47% 1960 18,408 6,841 59.14% 1970 32,949 14,541 78.99% 1980 33,157 208 0.63% 1990 35,076 1,919 5.79% 2000 39,018 3,942 11.24% 2010 44,095 5,077 13.01% 2020 40,290 (3,572) -8.14% Page 6 of 69 Demographics & Housing In addition to raw population counts, the U.S. Census Bureau typically publishes demographic and housing data as part of its “American Community Survey (ACS)”. The ACS based on the 2020 decennial census has not yet been published but is expected by mid-2022. Based on ACS data published in 2018-2019 and shared by the DeKalb County Housing Authority, the following demographical information has been derived: DeKalb DeKalb County Population 40,290 100,420 Growth -8.14% -4.51% Population by Age Less than 10 Years 9.7% 12.1% 10-19 Years 15.3% 15.0% 20-34 Years 39.7% 28.6% 35-54 Years 17.5% 22.7% 55-64 Years 8.7% 10.4% 65 Years and Older 9.1% 11.2% 100% 100.0% Median Age 25 31 Educational Attainment High School Diploma or Higher 92.4% 92.4% Bachelor's Degree or Higher 38.9% 31.4% Household Incomes Median Household Income $45,020 $61,086 Housing Owner-Occupied Units 6,200 21,746 Renter Occupied Units 9,299 16,406 Median Value, Owner-Occupied $157,900 $173,100 Median Gross Rent $903 $924 Household Income by Age Under 25 years $19,864 $24,963 25-44 Years $44,083 $65,834 45-64 Years $83,468 $86,188 65 Years and over $46,625 $51,360 Page 7 of 69 Rent Expense as Percentage of Income Less than 15% 11.7% 12.9% 15% to 25% 20.4% 24.3% 25% to 35% 20.0% 20.9% 35% or more 47.9% 41.9% 100.0% 100.0% Context for Affordability Median Household Income $45,020 $61,086 80% MHI* $39,016 $48,869 30% of 80%--Rent/Month** $900 $1,722 Affordable House Price*** $117,052 $158,824 Rate of Persons in Poverty 28.5% (Figures based on 2019 ACS Survey. Note that this is the most recent data available) *Affordability in this context assumes a household earning 80% of the median household income can still rent or own without being cost-burdened in terms of non-housing demands on income (e.g., education, health, etc.). **What a household earning 80% of the median household income can afford using 30% of their income for housing costs. ***”Affordability index is 2.6 times the median family income Race & Ethnicity DeKalb is a diverse, welcoming community. While 66% of the population identifies as White, 13% identify as Black or African American, 13% identify as Hispanic or Latino, and 5% identify as Asian. Population by Race Identified by Two or more Asian 3% 5% Hispanic or Latino 13% African American 13% White 66% Economic Factors Page 8 of 69 Although the City’s property tax base is primarily residential, significant expansion in the community’s commercial and industrial property values is an integral component in the diversification of the City’s tax base. In the 2020 tax year, the equalized assessed valuation (EAV) for residential properties was $381,550,762 or 62.5% of the total EAV. The Commercial EAV was $216,039,502 or 35%% of the total EAV. Farm, industrial and other EAV was $72,423,226 or 11.87% of the total EAV. In the 2021 tax year (taxes payable in 2022), the overall DeKalb EAV is expected to increase from $610,333,062 (2020) to about $704,000,000. The community’s Industrial EAV grew by $11.7 million owing to the new Ferrara distribution and packing center in particular, and by another $1,675,499 owing to a small, partial assessment of the first phase of the Meta (Facebook) data center now under construction. Included in the overall jump in community EAV was $59 million owing to the one-time “recovery” of TIF increment as the City’s Central Area TIF district is terminated. EAV approximates 33 1/3% of the market value of real property within the City’s corporate limits. Property taxes imposed on property within the City’s corporate limits provide a stable revenue source. Because the City is a home rule municipality, it is not subject to the Property Tax Extension Limitation Law. The City’s principal employers have been stable. The following table identifies those top employers and their number of employees: 2020 2010 Employer Rank Employees Rank Employees NIU 1 3,291 1 3932 Target Distribution Center 2 1,250 6 500 Northwestern Hospital (Kish) 3 1,200 2 1297 DeKalb School District 4 931 3 785 Tegrant Sonoco 5 700 7 370 3M 6 572 4 609 Walmart 7 525 5 525 Ferrara Candy 8 500 N/A N/A American Marketing & Publishing 9 358 8 295 Ideal Industries 10 336 N/A N/A Nestle Distribution 11 265 9 265 Page 9 of 69 Planning and Development Activity Since 2005 Since 2005, a wide range of development and planning activity has occurred. Most recently, light industrial development on an unprecedented physical and financial scale has dominated the attention of the Planning & Zoning Commission and the community. Residents and visitors alike cannot get a sense of the changing development interest over the past 17 years without taking a glance at the season-by-season, year-by-year march of public planning and zoning decisions. The major policy and development decisions of the period 2005- 2021 are highlighted in the following pages. 2005 March 14, 2005 – The City Council approved the “DeKalb 3D 2005 Comprehensive Plan Update.” May 9, 2005 - Authorized the Execution of an Annexation Agreement with BGR DeKalb LLC regarding Property Located at the Northwest Corner of Barber Greene Road and Peace Road (12101 Barber Greene Road). June 13, 2005 - Amended the Municipal Code of The City of DeKalb, Illinois, Chapter 30, “Official Comprehensive Plan,” by Including an Approved East Lincoln Highway Corridor Plan. June 27, 2005 - Approved a Final Plan and Final Plat for The Bridges of Rivermist Unit Four, Located East of Sangamon Road and South of Rich Road in The Bridges of Rivermist PUD. October 10, 2005 - Annexed 7.675 Acres of Land Generally Located Northeast of 201 Harvestore Drive to the City of DeKalb. December 12, 2005 - Authorized the Execution of an Annexation Agreement with Keating Resources, Rockefeller Group and Others Regarding Property Located at the Northeast Corner of Gurler Road and Route 23. 2006 June 12, 2006 Amended the Municipal Code of the City of DeKalb, Illinois Chapter 21, “City Planning,” Section 21.01, “Plan Commission,” by Increasing the Membership from Five to Seven Members. June 26, 2006 - Approved A Final Plat for “Green Tree Villas PUD.” July 10, 2006 - Authorized the Execution of an Amended Annexation Agreement with Paul J. Zgonena Trust, Nancy H. Zgonena Trust, and Dalan/Midam DeKalb LLC Regarding Property Located at the Southwest Corner of Annie Glidden Road and South Malta Road/Taylor Street. July 10, 2006 - Annexed Approximately 21.8 Acres of Vacant Land to the City of DeKalb Located at the Southwest Corner of Annie Glidden Road and South Malta Road/Taylor Street. August 14, 2006 - Authorized the Execution of a Development Agreement with Panduit Corporation Regarding Expansion of Its Facility at Peace Road and Fairview Drive. Page 10 of 69 August 28, 2006 - Amended the Municipal Code of the City of DeKalb, Illinois, by adding a New Chapter 17, “Administrative Hearing Procedure,” for Ordinance Enforcement. October 23, 2006 - Amended the Unified Development Ordinance of the City of DeKalb, Illinois, Article 7, “Supplemental Regulations,” By Adopting Article 7.14, “Design Requirements for New Residential Construction in Older Neighborhoods.” October 23, 2006 - Extended A Moratorium on Demolition Permits, Resubdivisions, and Construction or Conversion of New Residential Dwelling Units in Certain Areas of the City of DeKalb Until March 31, 2007. December 11, 2006 - Authorized the Execution of an Annexation Agreement with DeKalb 343 LLC Regarding Property Located at the Northeast Corner of Gurler Road and Route 23. 2007 January 22, 2007 - Amended Chapter 30, “Official Comprehensive Plan” by Including an Approved Sustainable Community Redevelopment Plan for the Fourth Street Corridor and Pearl Street Neighborhood. February 26, 2007 - Amended Chapter 30 “Official Comprehensive Plan,” Section 30.01, “Adoption,” by Including an Approved Downtown DeKalb Revitalization Plan. March 26, 2007 – Extended and Modified a Moratorium on Construction or Conversion of New Two-Unit and Multiple-Unit Residential Dwelling Units in Certain Areas of the City of DeKalb Until December 31, 2007. April 9, 2007 - Approved the Final Plat of Unit 2 of Park 88 and the Final Plan for Lot 9 of Park 88, Located on the North Side of Fairview Drive, West of Peace Road. May 14, 2007 - Approved a Final Plat for Mason Townhome Suites PUD. July 9, 2007 - Authorized an Annexation Agreement with Park 88, LLC Regarding Property Located West of Peace Road and South of Illinois State Route 38. July 9, 2007 - Amended Chapter 23 “Unified Development Ordinance,” Article 5, “Zoning District Regulations,” by Adding Section 5.14, “RC-1 Residential Conservation Districts,” as a New Zoning District. July 9, 2007 - Approved an Amended Preliminary Plan and Final Plan for Lots 6 and 8 of Oakland Place (Target) to Provide for a Store Expansion. September 9, 2007 - Authorized a Second Amendment to the Development Agreement with Joyce Pontiac, GMC, Jeep-Eagle, Inc., and Joyce Pontiac, GMC, Jeep-Eagle, Inc., d/b/a Joyce Toyota of DeKalb, Regarding Property Located at 1890 Sycamore Road. October 8, 2007 - Amended Chapter 13, “Housing and Property Maintenance Regulations,” in its Entirety and Adopting the International Property Maintenance Code 2006 with Commentary. November 13, 2007 - Approved a Property Tax Abatement for Property Located at 1111 Macom Drive (Target Distribution Center). Page 11 of 69 November 13, 2007 - Authorized a Property Tax Abatement Agreement with 3M Corporation for Property Located at 2600 Wirsing Drive. November 26, 2007 - Extended and Modified a Moratorium on Construction or Conversion of New, Two-Unit and Multiple-Unit Residential Dwelling Units in Certain Areas of the City of DeKalb Until July 1, 2008. 2008 January 14, 2008 - Approved the Preliminary Plat of Elliott Business Park. June 23, 2008 - Approved The 2008 Amendment to the TIF Redevelopment Plan and Project and the Boundaries of the Central Redevelopment Project Area. June 23, 2008 - Extended and Modified a Moratorium on Construction or Conversion of New, Two-Unit and Multiple-Unit Residential Dwelling Units in Certain Areas of the City of DeKalb Until December 31, 2008. August 8, 2008 - Amended the Municipal Code of the City of DeKalb, Illinois, Chapter 30, "Official Comprehensive Plan," Section 30.01, "Adoption," By Adopting the Pearl Street Neighborhood Revitalization Plan. August 25, 2008 - Authorized the Execution of an Amended Annexation Agreement with Covington Court Partnership and Mill Creek Land Company (Shodeen, Inc.) Regarding Property Formerly Owned by DeKalb Associates Located at the Southeast Corner of Peace Road and Route 38 – DeKalb Commons. October 13, 2008 - Rezoned all Properties Bound by First Street on the West; Franklin Street Between First and Fifth Streets and Grove Street Between Fifth and Seventh Street on the North; Seventh Street on the East; and Taylor Street on the South, Excluding 612 Grove Street, from “TFR” and “MFR” Multi Family Residential to “RC-1” Residential Conservation District. October 27, 2008 - Approved a Property Tax Abatement for Property Located At 1211 Fairview Drive, 3M Corporation. November 10, 2008 - Approved A Final Plat and Plan for Unit 5 of The Bridges of Rivermist Planned Unit Development. November 24, 2008 - Rezoned Various Properties located on Pleasant, North Seventh, State, Market and Oak Streets From “TFR” Two-Family Residential, “MFR” Multi-Family Residential, “GC” General Commercial and “LI” Light Industrial Zoning To “RC-1” Residential Conservation District. November 24, 2008 - Rezoned Various Properties Bounded by South First Street, Gurler Street, Clifford Drive, Glidden Avenue and West Taylor Street From “TFR” Two-Family Residential, “MFR” Multi-Family Residential, and “LI” Light Industrial Zoning To “RC-1” Residential Conservation District. December 8, 2008 – Repealed a Moratorium on Demolition Permits, Resubdivisions, and Construction or Conversion of New Residential Dwelling Units in Certain Areas of The City of Dekalb. December 8, 2008 - Authorized the Execution of a Development Agreement with First Rockford Group, Inc., Regarding A Portion of the DeKalb Shopping Center (1612 To 1718 Sycamore Road). Page 12 of 69 2009 February 23, 2009 - Renamed the North-South Terminus of Bethany Road as the “John Huber Parkway.” April 27, 2009 - Authorized the Execution of an Annexation Agreement with DeKalb Community Unit School District #428 Regarding Property Located at the Northwest Corner of Dresser Road and Wildflower Lane. April 27, 2009 - Rezoned Property at 901/907 Greenbrier Road from “MFR-2” Multiple Family Residential to “PD-R” Planned Development Residential with approval of a Final Plan. May 26, 2009 - Authorized the Execution of a Second Amendment to an Annexation Agreement with Glidden Crossings LLC (formerly Paul Zgonena Trust, Nancy H. Zgonena Trust, and Dalan/Midam DeKalb, LLC) Regarding Property Located at the Southwest Corner of Annie Glidden Road and South Malta Road/Taylor Street. May 26, 2009 - Amended the Unified Development Ordinance of the City of DeKalb, Illinois, Article 7, “Supplemental Regulations,” by Amending Article 7.14, “Design Requirements for New Residential Construction in Older Neighborhoods.” 2010 May 10, 2010 - Approved the Final Plat for the Pappas-Glasgow Subdivision. June 14, 2010 - Authorized a Property Tax Abatement Agreement with 3M Corporation for Property Located at 1250 Macom Drive. July 12, 2010 - Annexed Land Known as 202 Fairview Drive; 204 Fairview Drive; 206 Fairview Drive; 208 Fairview Drive; 210 Fairview Drive; 214 Fairview Drive; 216 Fairview Drive; 218 Fairview Drive; 220 Fairview Drive; 222 Fairview Drive; 224 Fairview Drive; 302 Fairview Drive; 304 Fairview Drive; 306 Fairview Drive; 310 Fairview Drive; 312 Fairview Drive; 314 Fairview Drive; 316 Fairview Drive; 318 Fairview Drive; 320 Fairview Drive; 324 Fairview Drive; 402 Fairview Drive; 613 Fairview Drive; 850 Fairview Drive; 870 Fairview Drive; 940 Fairview Drive; and 1912 S. Fourth Street. June 28, 2010 - Approved the Final Plat of Lot 11 of Park 88, and the Final Plan for Lot 11 of Park 88, Located on the North Side of Fairview Drive, West of Peace Road. August 23, 2010 - Annexed Land to the City of DeKalb Known as a Portion of the DeKalb Taylor Municipal Airport. August 23, 2010 - Rezoned Property Known as a Portion of the DeKalb Taylor Municipal Airport, from “SFR-1” Single Family Residential to “HI” Heavy Industrial. November 8, 2010 - Amended the “PD-C” Planned Development Commercial Zoning District Ordinance at the Southwest Corner of Enclave Boulevard and Greenwood Acres Drive by Way of Rezoning Certain Property with Conditions Placed on the Underlying Bulk and Density Regulations. December 13, 2010 – Annexed Land at the Northwest Corner of Dresser Road and North First Street to the City of DeKalb. Page 13 of 69 December 13, 2010 – Forced Annexation of 12 properties totaling about 41 acres. 2011 January 10, 2011 - Amended the Municipal Code of the City of DeKalb, Illinois, Chapter 21, "City Planning," And Deleting Chapter 22, "Zoning Board of Appeals." April 11, 2011 - Approved a Special Use Permit for a Retail Pharmacy with a Drive-Through Facility on Property Zoned "GC" General Commercial, Located At 1022 West Lincoln Highway – CVS. July 25, 2011 - Adopted Downtown DeKalb – Design Guidelines for New Construction. November 14, 2011 - Rezoned Property Known as the DeKalb Public Library, from "RC-1" Residential Conservation District and "LC" Light Commercial District to "PD-C" Planned Development Commercial. December 12, 2011 - Amended the Municipal Code of the City of DeKalb, Illinois, Chapter 30, "Official Comprehensive Plan," Section 30.01, "Adoption," by adopting the Ellwood Historic Neighborhood Implementation Strategies Plan. 2012 March 12, 2012 - Rezoned Property at 663 South Annie Glidden Road From “LC” Light Commercial to “PD-C” Planned Development Commercial with Approval of a Preliminary Plan - Hampton Inn. March 12, 2012-Rezoned Property at 545 East Lincoln Highway “CBD” Central Business District to “PD-C” Planned Development Commercial with Approval of a Final Plan for a Restaurant with Drive-Through Facility – McDonald’s Redevelopment. March 26, 2012 - Authorized the Mayor of the City of DeKalb, Illinois to Sign a Development Agreement with First Rockford Group, Inc. for the Development Of 2062 Sycamore Road. August 13, 2012 - Rezoned Property at 722 West Lincoln Highway, 710 West Lincoln Highway, 708 West Lincoln Highway, 702 West Lincoln Highway, and 628 West Lincoln Highway to Planned Development Commercial “PD-C” with Approval of a Final Plan for a Two -Story, Public Facility (Police Station) and a 160’ Communications Tower. August 27, 2012 - Amended the Municipal Code of the City of DeKalb, Illinois, Chapter 38, Section 38.20, Relating to Gambling Devices for the City of DeKalb. October 22, 2012 - Authorized the Execution of a Development Agreement with GMRI, Inc., a Wholly Owned Subsidiary of Darden Restaurants, Inc. for the Redevelopment Of 2211 Sycamore Road. – Ellwood Steak House. 2013 April 22, 2013 - Approved an Amendment to the Central Area Tax Increment Financing District and Tax Increment Financing District No. 2 by Removing Certain Properties Therefrom. April 22, 2013 - Approved an Amendment to the Tax Increment Financing Redevelopment Plan and Project Area No. 2. Page 14 of 69 May 13, 2013 - Authorized the Execution of a Development Agreement with Lincoln Inn Family Restaurant, Inc. for the Development of 302 Grove Street. May 28, 2013 - Authorized the Execution of a Development Agreement with Pappas-Glasgow Development, LLC for the Development of 2211 Sycamore Road (Small’s). July 8, 2013 - Amended Chapter 30 “Official Comprehensive Plan”, Section 30.01 “Adoption” by Including an Approved DeKalb City Center, an Update to the Downtown Plan. October 28, 2013 - Approved the Execution of an Annexation Agreement (and Annexation of Property Contemplated thereby) for the Irongate Development, and Approving Zoning, Preliminary Plans, and Granting Development Related Approvals. 2014 March 24, 2014 - Approved a Special Use Permit for a Restaurant with Drive-Thru Facility along with Signage Waivers (Culver’s) at 1262 W. Lincoln Highway. July 14, 2014 - Approved a Preliminary and Final Plan for the DeKalb Public Library Campus and Vacating a Portion of Dedicated Right of Way for N. Third Street, Located on the North Side of Oak Street. September 8, 2014 - Rezoned Certain Property to “PD-R” Planned Unit Development Zoning Designation and Authorizing the Execution of a Planned Development Agreement for University Plaza. December 8, 2014 - Established the DeKalb County Enterprise Zone for the City of DeKalb Enterprise Zone Designation – Tax Abatement. 2015 April 27, 2015 - Approved the Rezoning of Certain Property Located at 517-635 Roberts Lane and 650- 677 Roberts Circle (Oak Crest Retirement Community). May 11, 2015 - Approved a Special Use Permit for a Fast Food Restaurant Located at 913 W. Lincoln Highway (Burger King). July 7, 2015 - Approved the Preliminary and Final Plat of Unit 4, Lot 12, of Park 88, and the Preliminary and Final Plan for Unit 4, Lot 12, of Park 88, Located on the North Side of Fairview Drive, West of Peace Road, and South of Macom Drive (3M). September 14, 2015 - Approved a Planned Development Agreement and Implementing PD-R Zoning for Certain Property (University Village). September 28, 2015 - Approved a Map Amendment, Preliminary Plan, and Final Plan, Allowing Chipotle Mexican Grill, Located at 2383 Sycamore Road. October 12, 2015 - Authorized a Special Use Permit for a Fast Food Restaurant and Drive-Thru, along with Approval of the Final Plat of Subdivision for the DeKalb Retail Subdivision at 1127 W. Lincoln Highway (Popeye’s Louisiana Chicken). Page 15 of 69 2016 February 22, 2016 - Authorized a Special Use Permit for a Fast Food Restaurant and Drive-Thru Located at 446-460 East Lincoln Highway (Dunkin Donuts). March 14, 2016 - Authorized an Annexation Agreement (and the Annexation of Property Contemplated Thereby) for the Puri DeKalb Development and Approving Zoning, Preliminary and Final Plans, and Generating Related Development Approvals. May 9, 2016 - Authorized a Modification of the Campus Roadway Plan to the DeKalb Area Retirement Center – Oak Crest, Located At 2944 Greenwood Acres Drive, by Amending the Planned Development Residential Zoning Ordinance, Including Preliminary and Final Plan Approval. November 28, 2016 - Adopted an Amended Planned Development-Commercial (PD-C) and Approving an Amended Annexation Agreement for the Property Located at 2115 Sycamore Road. 2017 January 9, 2017 - Approved the First Amendment to an Annexation Agreement, Rezoning to PD-C Planned Development Commercial, and Final Plans for the Property Located at 2113-2131 E. Lincoln Highway (Pearl Street Commercial, LLC - Casey's General Store). February 13, 2017 - Authorized an Amendment to a Special Use Permit to Allow for the Development of a Restaurant with a Drive-Through Located at 1115 W. Lincoln Highway (Boom Real Estate – Sonic Restaurant). March 13, 2017 - Amended Chapter 23 “Unified Development Ordinance” Regarding Video Gaming. February 27, 2017 - Approved a Rezoning from Central Business District (CBD) to Planned Development Commercial (PD-C), and Approved a Development Agreement with Cornerstone DeKalb, LLC for Property Located on the Southeast Corner of First (1st) Street and Lincoln Highway. April 24, 2017 - Authorized an Annexation and Development Agreement, Annexing certain Property, Rezoning to PD-R Planned Development Residential, and Approving Plans for the Property Located at 1901 Sycamore Road (Kishwaukee Country Club). May 22, 2017 - Authorized an Intergovernmental Cooperation Agreement with Kishwaukee Water Reclamation District, Rescinding Ordinance 2006-074, Approving Rezoning to Planned Development Residential, and Approving the Final Plat of DeKalb Sanitary District Planned Development Subdivision, which Includes the Vacation of Hollister Avenue, for the Property Located at 303 Hollister Avenue (Kishwaukee Water Reclamation District). May 22, 2017 - Authorized a Zoning Map Amendment form the “MFR2” Multiple Family Residential District to the “PD-R” Planned Development Residential District to Allow for the Establishment of a Fraternity at 1114 Blackhawk Road (Blackhawk Road, LLC). July 10, 2017 – Authorized the Implementation of Impact Fee Waivers for New Construction Permits in the Knolls, Rivermist, Devonaire, Wineberry, Summit Enclave, South Pointe Greens, Meadow Ridge, and Hidden Grove Subdivisions. Page 16 of 69 August 14, 2017 - Approved a Rezoning from Central Business District (CBD) to Planned Development Commercial (PD-C), Approval of a Concept Plan, and Approving a Development Agreement with Plaza DeKalb, LLC for Property Located on the Northeast Corner of Second (2nd) Street and Lincoln Highway. October 30, 2017 - Authorized the Purchase of 912 Edgebrook Drive, the Emergency Stabilization of Said Property, the Amendment of the FY2017 Budget in the Amount of $250,000, and the Establishment of a Posted No Parking Zone. November 13, 2017 - Approved the Final Plat of the Unified Wire and Cable Resubdivision (333 Dietz Avenue and 338 Wurlitzer Drive). 2018 May 14, 2018 - Amended Chapter 14 “Rooming Houses” by Adding Section 14.22 “Greek Housing Fire Safety.” June 11, 2018 - Authorized a Zoning Map Amendment from the “GC” General Commercial District to the “PD-C” Planned Development - Commercial District; Approval of Planned Development Plan; and Waivers to the Unified Development Ordinance for the Property Located at 701 W. Lincoln Highway (Pizza Hut). August 27, 2018 - Authorized a Special Use Permit for a Video Gaming Establishment at 850-852 S. 4th Street (Maisy’s). September 24, 2018 - Authorized a Zoning Map Amendment From the “LC” Light Commercial District to the “PD-C” Planned Development Commercial District, and Approval of a Planned Development Plan for a Home2 Suites by Hilton Hotel (Northern Illinois Hotels, LLC) (Southwest Corner of Knolls Avenue South and South Annie Glidden Road). October 8, 2018 - Authorized a Zoning Map Amendment from the “MFR-1” Multiple Family Residential District to the “PD-R” Planned Development Residential District for Property Located at 1211 Sycamore Road, and Authorizing a Zoning Map Amendment from the “SFR-2” Single Family Residential District to the “PD-R” Planned Development Residential District for property located at 1215 Sycamore Road (Adventure Works Counseling Center). November 26, 2018 - Amended Chapter 30 “Official Comprehensive Plan", Section 30.01 “Adoption,” by Adopting the Annie Glidden North Revitalization Plan. 2019 January 14, 2019 - Authorized Amendments to Ordinances 1998-037 and 1998-038 to Allow for Additions and Renovations to the DeKalb County Rehab and Nursing Center, 2600 N. Annie Glidden Road. January 28, 2019 - Authorized a Zoning Map Amendment from the “HI” Heavy Industrial District to the “PD-I” Planned Development – Industrial District and Approval of a Planned Development Preliminary Plan for a Community Solar Garden to be Located Along the North Side of Gurler Road, Approximately 500 feet East of South First Street (SunVest Solar, Inc.). Page 17 of 69 February 11, 2019 - Designated the Proposed DeKalb Central Business District Redevelopment Project Area Pursuant to the Tax Increment Allocation Redevelopment Act. March 11, 2019 - Approved the Final Plans for Plaza DeKalb, Pursuant to Ordinance 2017-036, for Property Located on the Northeast Corner of 2nd Street and Lincoln Highway. April 22, 2019 - Authorized an Amendment to Ordinance 2000-028 to Allow for the Remodeling of the Existing McDonalds Restaurant Located at 805 W. Lincoln Highway and Providing for Updates to the Parking Lot and Drive-Through. May 13, 2019 - Amended Chapter 38 “Intoxicating Liquors,” Section 38.27(c)8 “Gambling Devices,” by Revising the Fixed Number of Liquor Licenses for Establishments that Qualify as Video Gaming Establishments to Include the Properties Located at 110-124 E. Hillcrest Drive and 1704 Sycamore Road. May 28, 2019 - Authorized a Zoning Map Amendment for the “CBD” Central Business District to the “PD- C” Planned Development – Commercial District; Authorizing a Planned Development Preliminary and Final Plan; and Authorizing Waivers to the Unified Development Ordinance (Lovell’s Discount Tire – 424 E. Lincoln Highway). May 28, 2019 - Amended Ordinance 2018-019 and Authorizing a Change to the Implementation Date for Compliance with the Greek Housing Fire Safety Act for Specified Properties to August 1, 2019. (Pertains to 1300 Blackhawk Road, 823 Greenbrier Road, 919 Greenbrier Road, and 920 W. Hillcrest Drive) June 24, 2019 - Authorized an Annexation and Development Agreement, Annexing Certain Property, Rezoning to PD-I “Planned Development - Industrial”, and Approving Plans for the Property Located at 1827 Pleasant Street (Commonwealth Edison Company). July 8, 2019 - Authorized a Special Use Permit for a Video Gaming Establishment at 122 E. Hillcrest Drive (RLDR, LLC). July 22, 2019 - Authorized an Amendment to the Annexation and Development Agreement for Park 88 to Accommodate Future Growth, Rezoning from “SFR1” Single-Family Residential to “PD-I” Planned Development Industrial and “PD-C” Planned Development Commercial (Park 88 Group, LLC). September 9, 2019 - Authorized a Zoning Map Amendment from the “LI” Light Industrial District to the “PD-C” Planned Development – Commercial District, and Approving a Planned Development Preliminary and Final Plan Agreement (204 N. Fourth Street and 420 Oak Street – Agora Tower – Mooney Property) (PNG Development, LLC). October 14, 2019 - Authorized the Exchange of Real Estate and Approving an Exchange of Real Estate Agreement (Portion of 912 Edgebrook and Blackhawk Road (PIN 08-15-101-013). October 14, 2019 - Provided for the Termination of the City of DeKalb Tax Increment Financing District 2 (TIF 2) and the Dissolution of the Special Tax Allocation Fund for TIF 2 on December 31, 2019. October 28, 2019 - Amended Ordinance 2006-107 and Ordinance 2006-109 to Accommodate an Approximately 1,222,400 Square Foot Food Distribution Center and a 466,560 Square Foot Food Packaging Center for Property Located Between Route 23, Gurler Road, Crego Road and I-88 (Chicago West Business Center – DeKalb 343, LLC). Page 18 of 69 November 12, 2019 - Authorized the Implementation of Impact Fee Waivers for New Construction Permits for Attached Single Family Townhomes in the Wineberry, South Pointe Greens, and Gardens of River Mist Subdivisions. November 25, 2019 - Authorized a Zoning Map Amendment from the “GC” General Commercial District to the “PD-C” Planned Development Commercial District to Allow for a Video Gaming Establishment at 1704 Sycamore Road (DeKalb-Harlem, LLC). 2020 January 13, 2020 - Authorized Boundary Modifications to the Area Known as the DeKalb County Enterprise Zone to accommodate Project Ventus (Facebook). February 24, 2020 - Authorized a Tax Increment Financing Development Incentive Agreement with 206 E. Lincoln, LLC (Rosa Balli) for the Rehabilitation of the Property Located at 206 E. Lincoln Highway. March 9, 2020 - Approved a Special Use Permit to Allow for a Private Therapeutic Day School to Locate in the Former Chesebro Elementary School Located at 900 E. Garden Street (DeKalb Community Unit School District #428). March 23, 2020 -Amended Chapter 23 “Unified Development Ordinance” Authorizing Text Amendments to Article 13, “Signs,” March 23, 2020 - Approved a Special Use Permit for a Vehicle Tow Facility and Storage Yard Located at 110 Industrial Drive (J&S Tri-State Recovery and Towing). March 23, 2020 - Approved a Special Use Permit for a Drive-Through Restaurant with an Outdoor Seating Area and Approving a Final Plan for 2411 Sycamore Road (Raising Cane’s Chicken Fingers). April 13, 2020 - Authorized a Tax Increment Financing Development Incentive Agreement with Gullie, LLC for the Remodeling of the Property Located at 260 E. Lincoln Highway. April 27, 2020 - Approved an Annexation and Development Agreement with Ventus Tech Services, LLC (Project Ventus) (Facebook). April 27, 2020 - Approved a Special Use Permit for a Cannabis Business Establishment for an Adult Use and Medical Cannabis Dispensary at 818 W. Lincoln Highway (NuMed Partners, LLC). June 8, 2020 – Approved a Rezoning from the “GC” General Commercial District to the “PD-C” Planned Development – Commercial District and Approving a Preliminary and Final Development Plan to Accommodate a Four-Story Executive Suites Residential Complex with 59 Dwelling Units and Ground Level Commercial Space with a Banquet/Conference Room at 2675 Sycamore Road. June 22, 2020 - Approved a Rezoning from “CBD” Central Business District to “PD-C” Planned Development – Commercial District and Approving a Preliminary and Final Development Plan to Allow for a Building Contractor’s Office and Materials Storage at 421 Grove Street (Christa and Matt Gehrke). July 27, 2020 - Approved an Annexation and Development Agreement with the DeKalb First United Methodist Church to Allow for Construction of an Approximately 7,730 Square Foot Church and Page 19 of 69 Accessory Uses for Approximately 16 Acres of Property Located Along the West Side of N. Annie Glidden Road Across from the DeKalb County Health Facility Campus. September 14, 2020 - Approved the Rezoning of 822 E. Lincoln Highway from “TFR” Two-Family Residential District to “LC” Light Commercial District (Kelly and Natalie Diehl). September 14, 2020 - Approved the Final Plat of the Goldman Resubdivision (Lots 49 and 50 in the Bridges of Rivermist Unit 2 Subdivision). October 26, 2020 - Approved the Rezoning of 200 S. Fourth Street from the “CBD” Central Business District to the “PD-R” Planned Development – Residential District and the Planned Development Preliminary Plan (Johann DeKalb Suites). November 9, 2020 - Approved a Special Use Permit for 2022 Sycamore Road for a Video Gaming Establishment (CJ’s Gaming). December 14, 2020 - Approved the Final Plat of the Theisen Resubdivision (1100 S. Seventh Street). December 14, 2020 - Approved the Final Plat of Subdivision of ChicagoWest Business Center – Ferrara (DeKalb 343, LLC) (Gurler Road). December 14, 2020 - Approved the Rezoning of 217 Franklin Street from the “CBD” Central Business District to the “PD-C” Planned Development – Commercial District and the Planned Development Preliminary Plan (Safe Passage). 2021 January 25, 2021 – Approved a Final Plat of Resubdivision, an Amended Final Development Plan, and Amended Development Standards for Goldframe, LLC for the Facebook Planned Development Site Along E. Gurler Road to Accommodate a ComEd Substation. February 22, 2021 - Approved a Special Use Permit for a Parking Lot as a Principal Use when Located Within 300 Feet of the Use Served (1030 E. Locust Street – Nehring Electrical Works). February 22, 2021 - Approved a Zoning Map Amendment from the “HI” District to the “PD-I” District and Amending a Development Agreement – North Side of Gurler Road, East of S. First Street (Midland Trust Company – James Planey). March 8, 2021 - Amended Chapter 23 “Unified Development Ordinance,” Article 5.03 and Article 5.04, by Allowing Two-Family Attached Dwellings and Multiple Family Attached Dwellings Not Meeting the Minimum Lot Area Requirements as a Special Use in the “TFR” Two-Family Residential District and the “MFR1” Multi-Family Residential District. April 12, 2021 - Approved an Amendment to Ordinance 2020-029 to Extend the Time Limit to July 1, 2022 to Obtain a State-Issued Cannabis Dispensary License for the Property Located at 818 W. Lincoln Highway (NuMed Partners). May 24, 2021 - Approved a Special Use Permit for Dwelling Units Above the Ground Floor at 400 E. Hillcrest Drive and 444 E. Hillcrest Drive (Four Forty Four, LLC) as it Pertains to the Addition of 17 Apartment Units. Page 20 of 69 June 28, 2021 - Approved the Final Development Plan for the Property Located at 217 Franklin Street (Safe Passage). July 12, 2021 - Authorized a Zoning Map Amendment from the “RC-1” Residential Conservation District to the “PD-C” Planned Development Commercial District and Approval of a Preliminary and Final Development Plan for 304 N. Tenth Street (Elias Ramos). July 26, 2021 - Authorized Amendments to Ordinance 2006-107 and Ordinance 2006-109 to Accommodate an Approximately 700,000 Square Foot Warehouse and Distribution Center for the Chicago West Business Center Located Between Illinois Route 23, Gurler Road, Crego Road, and Illinois Interstate 88 [Amazon] (TC Pursuit Services, Inc. and DeKalb 343, LLC). July 26, 2021 - Authorized Amendments to Ordinance 2002-045 and Ordinance 2019-004 to Amend Sign Regulations for the Northland Plaza Shopping Center – Sycamore Road (B33 Northland Plaza, LLC). August 23, 2021 - Authorized a Zoning Map Amendment from the “GC” General Commercial District and the “MFR2” Multi-Family Residential District to the “PD-C” Planned Development Commercial District and Approval of a Preliminary Development Plan for 1221 W. Lincoln Highway (Blue Ridge LLC – 1221). August 23, 2021 - Approved the Final Plat of Subdivision and Plat of Easement of the ChicagoWest Business Center – Phase 2 [Amazon] (TC Pursuit Services, Inc. – DeKalb 343, LLC). September 13, 2021 - Authorized a Zoning Map Amendment from the “SFR2” Single Family Residential District to the “PD-R” Planned Development Residential District and an Amendment to Ordinance 2018- 068 for the Property Located at 1221 Sycamore Road (Adventure Works). September 13, 2021 - Approved the Preliminary and Final Plat of Subdivision for CST Subdivision along Harvestore Drive (CST Industries, Inc.). October 11, 2021 - Amended Chapter 23 “Unified Development Ordinance”, Article 3 “Definitions”, and Article 5 “Zoning District Regulations” Pertaining to Automobile Detailing, Car Washes, and Service Facilities. October 25, 2021 - Provided for the Termination of the Central Area Tax Increment Financing Redevelopment Area (TIF 1) and the Transfer of Funds from TIF 1’s Special Tax Allocation Fund to TIF 3. November 22, 2021 - Approved a Special Use Permit for a Self-Service Storage Facility with Interior Unit Access to be Located at 1700 Sycamore Road (DeKalb – Harlem, LLC). December 13, 2021 - Approving a Development Agreement with DeKalb Taylor Solar, LLC. (Pleasant St. – Airport). ******* Page 21 of 69 WHERE DO WE STAND NOW? Chapter 2 of this planning document addresses demographic and economic trends in much more detail, in order to provide an inventory and analysis on which a blueprint can be derived for managing future growth in DeKalb over the next five years. The comprehensive land use plan typically consists of three basic components: • an inventory and analysis of the community: • a formulation of goals and objectives: • and a future land use plan. The inventory and analysis profiles the community’s needs, constraints, and opportunities. The goals and objectives represent the community’s vision in general value statements and provide tangible steps to realize that vision. The future land use plan graphically portrays the desired character of land uses with reference to these goals and objectives. THE PLANNING AREA The geographic area addressed by this comprehensive plan includes all of the DeKalb corporate limits plus the land within a mile and a half radius around the corporate limits. This combined area is herein known as the DeKalb planning area. PLANNING ISSUES Many planning issues are addressed in this plan but the essential concerns are these: 1. What land uses should develop within the mile-and-a-half perimeters of the city? 2. What public policies should shape the development of these uses? How will large areas of unincorporated agriculturally-zoned land on the edge of the City’s 1 ½ mile planning jurisdiction be treated? 3. How can the extraordinary recent industrial interest in DeKalb be encouraged while enhancing the range of career jobs that can support families and new generations of residents and businesses? 4. How can the pace of residential development be stimulated to support the rising interest in industrial development? 5. How will the City’s commercial tax base survive larger consumer trends away from brick and mortar retail toward on-line purchasing? 6. How should the City preserve and enhance the quality of life within its corporate boundaries? How should the City’s subdivision, planned development, and zoning regulations be amended to more effectively implement the plan? Chapters Two, Three, and Four of this Plan will address these planning issues. Page 22 of 69 Chapter Two: Inventory and Analysis This analysis identifies trends that directly impact land use, municipal and other governmental service, transportation, and future development opportunities. The DeKalb County Housing Authority undertook a housing needs study in 2019-2020 to understand how the agency might best support new housing needs within the county, especially for low-to-moderate income households. The study necessarily focused on such metrics as population age cohorts, home values, household incomes, and affordability. The City of DeKalb was a participant in this assessment. The resulting “Comprehensive Housing Study” (2020), along with the official 2020 Decennial Census records and data provided by the DeKalb Area Association of Realtors, provide much of the primary sources for the trends outlined in this chapter. Page 23 of 69 Socioeconomic Trends Trends in Assessed Valuation Industrial Valuation* 2017 2018 2019 2020 2021 $55,827,547 $57,198,687 $62,998,697 $65,682,775 $85,864,902 City-Wide EAV $529,629,464 $547,947,687 $585,726,839 $610,333,062 $694,171,673 % of City-Wide EAV 10.54% 10.44% 10.76% 10.76% 13% Commercial Valuation* 2017 2018 2019 2020 2021 $164,843,724 $170,625,427 $182,469,081 $189,583,406 $215,495,770 City-Wide EAV $529,629,464 $547,947,687 $585,726,839 $610,333,062 $694,171,673 % of City-Wide EAV 31.12% 31.14% 31.15% 31.06% 31% Residential Valuation* 2017 2018 2019 2020 2021 $305,785,673 $316,779,699 $336,652,943 $351,406,926 $388,913,054** City-Wide EAV $529,629,464 $547,947,687 $585,726,839 $610,333,062 $694,171,673 % of City-Wide EAV 57.74% 57.81% 57.48% 57.58% 56% * Represents “equalized” assessed evaluation or 1/3 of the full assessed value. The minor valuations for farmland and railroad property within the City limits are included in the City- wide EAV numbers. **Includes recovered TIF #1 value treated as new construction. Page 24 of 69 The City’s permit records provide another window to recent development values. The valuations on permits are typically provided by the applicant and tend to be understated. Nevertheless, the year-to-year trends tend to underscore the extraordinary increase in industrial and commercial valuations, as opposed to residential valuations, as seen in the tables that follow: Industrial Permits and Valuation (Based on City Permit Records) Year Number of Permits Permit Valuation 2017 5 8,840,000 2018 0 0 2019 1 37,000,000 2020 4 85,847,262 2021 6 226,163,568 Commercial Permits and Valuation (Based on City Permit Records) Year Number of Permits Permit Valuation 2017 15 4,264,000 2018 10 667,000 2019 11 10,780,081 2020 11 6,061,859 2021 19 19,622,400 Residential Permits and Valuation* (Based on City Permit Records) Year Number of Permits Permit Valuation 2017 2 390,000 2018 27 3,431,507 2019 5 775,000 2020 7 1,442,500 2021 9 3,328,000 *New construction or additions. Excludes fences, accessory structures, etc. Page 25 of 69 Housing Number of Residential Units by Type* Year SF Detached Multi-Family** 2017 2 51 2018 27 0 2019 4 25 2020 7 59 2021 9 94 *Based on City permit records. New Construction Only. ** Includes townhouses, condominiums, duplexes and apartments. Includes Pappas properties. Residential Permit Values Year Single Family Multi-Family* Total 2017 $390,000 $2,000,000 $2,390,000 2018 $3,431,507 $0 $3,431,507 2019 $775,000 $1,500,000 $2,275,000 2020 $1,442,500 $2,400,000 $3,842,500 2021 $3,328,000 $10,000,000 $13,328,000 * Includes townhouses, condominiums, duplexes and apartments. Data on All Homes Sold in DeKalb* Year Highest Price % Change Average Price % Change 2017 $425,000 -10.53% $148,872 2.01% 2018 $350,000 -17.65 $156,519 5.14% 2019 $365,000 4.29% $165,645 5.83% 2020 $800,000 119.18% $176,920 6.81% 2021 $875,000 9.38% $196,303 10.96% *Based on data from the Dekalb Area Association of Realtors. Includes sales of new homes, existing homes, and re-financings. Subdivision* SF Detached Attached Housing** Platted*** Built Platted** Built Iron Gate 1119 0 123 0 Bridges of River Mist 239 200 216 206 The Knolls 227 219 225 225 Summit Enclave 0 0 315 315 South Pointe Greens 68 32 228 118 Devonaire 330 231 86 86 Total: 1983 682 1193 950 *The principal remaining subdivisions still building out. ** Includes townhouses, condominiums, duplexes, and apartments. ***Preliminary plats. Page 26 of 69 Affordability Income/Home Cost Comparisons Year Median Household Affordable Home Actual Average price Income Price: (2.6 X Median of Homes Sold* Household Income) 2000 45,065 117,169 $141,430 2010 40,228 104,592 $161,897 2020 45,020 117,052 $176,920 *Based on data provided by the Dekalb Area Association of Realtors. Financing of Average Home Sold in DeKalb in 2020 ($176,920) Down Payment (20%)* $35,384 Mortgage Rate (30-yr., fixed) 3.125% Mortgage Amount $141,536 Monthly Mortgage payment $606 Monthly Taxes (@10.3622/$100 EAV) $509 Monthly Insurance $132 Monthly Home Costs $1,247** *Excludes “cash costs” such as closing costs (points, appraisal, credit report, 15 days’ interest, recording fee, FNMA service fee, survey, etc.) **At the median household income of $45,020 the affordable monthly housing costs at 30% would be $1,126. Labor Force Employment by Major Category Category 2000 2010 2019 5-Year ACS5 Agriculture 208 58 85 Construction 656 445 318 Wholesale/Retail 2,774 1,425 1,632 Professional1 8,977 4,393 4,873 Service2 3,872 1,769 2,250 Industrial/Warehouse3 2,995 2,272 2,805 Total 19,482 10,362 4 11,963 1 Includes health services, education, public administration and related services. 2 Includes financial, insurance, real estate, business office, information, personal and entertainment. 3 Includes manufacturing, transportation, and public utilities. 4 Tabulation changed from “Civilian employed population 16 years and over” to “Full-time, year-round civilian employed population 16 and over.” 5 2020 American Community Survey (ACS) not released as of publication. Page 27 of 69 Existing Land Use As of March 1, 2022, the area within the existing corporate limits was approximately 11,015 acres, or 17.21 square miles. Of this total incorporated area, 14 square miles (82%) are developed or serviced by roads and utilities, and 3.15 square mile (18%) are used for agricultural purposes. The predominant land use is residential, which accounts for 3.86 square miles or 22% of the total incorporated land area. The following table breaks down all the existing land uses within the current corporate limits as of March 1, 2022: Existing Land Uses Land Use Square Feet Acres Square Miles Single-Family Residential 84,497,125.16 1,939.79 3.03 Two-Family Residential 6,755,395.66 155.08 0.24 Multi-Family Residential 16,318,855.10 374.63 0.59 Commercial 20,577,706.51 472.40 0.74 Light Industrial 29,782,796.39 683.72 1.07 Heavy Industrial 34,648,725.31 795.43 1.24 Public 51,656,887.52 1,185.88 1.85 Open Space 43,013,542.96 987.46 1.54 Transportation & Utilities 41,679,111.90 956.82 1.50 Vacant or Agricultural 87,765,303.16 2,014.81 3.15 TOTAL 416,695,449.66 9,566.01 14.95 Rights-Of-Way 63,099,015.61 1,448.55 2.26 Total 479,794,465.27 11,014.57 17.21 Overlay Districts In some instances, the regulations in the various zoning districts need to be superseded by unique regulations serving higher purposes defined by the City Council. The following overlay districts currently exist in the City of DeKalb:  “FP” Floodplain Overlay District. To provide a national standard without regional differentiation, the Federal Emergency Management Agency (FEMA) has adopted the 100-year flood as the base flood for floodplain management purposes. Within the floodplain there is a 1 percent chance that the 100-year flood will be equaled or exceeded each year. Floodplains within the DeKalb planning area are generally associated with the Kishwaukee River branches and associated creek corridors. On Page 28 of 69 the Flood Insurance Rate Maps, the 100-year floodplains are designated “A Zones.” It is the purpose of this overlay district to restrict or prohibit uses which are dangerous to health, safety, and property due to water, erosion, or flood heights or velocities. It is also the intent of this overlay district to control the alteration of natural floodplains or stream channels, and to control filling, grading, dredging, and other development activity which may increase erosion or flood damage.  “SAGRC” South Annie Glidden Road Corridor Overlay District. This overlay district grew out of the South Annie Glidden Road Corridor Plan was established by the Council in 1990. The purposes of the District are as follows: • To ensure that the Corridor’s future land uses and residential densities are appropriately located and mixed to reflect the types, styles and densities of land uses already established. • To ensure that South Annie Glidden Road remains a safe gateway to the City; • To encourage all new construction to develop in a visually and aesthetically pleasing manner that reinforces the District as a signature corridor. • To preserve and protect the Corridor’s dramatic floodplain and other natural areas from the intrusion of incompatible development. • To enhance the ability of both human-made and natural open space areas to temporarily store the Corridor’s stormwater runoff. Natural Features Drainage Much of the DeKalb topography gently slopes toward the Kishwaukee River which, along wit its tributaries, drains the area in a northwesterly direction toward the Rock River system. The area topography varies from flat to gently rolling as a result of pre-historic moraines or accumulations of earth and stones deposited by glacial action. The majority of the planning area ranges in elevation from 860 to 910 feet above sea level, with the highest The Kishwaukee Kiwanis Bike Path runs along the Kishwaukee River. point approximately at 914 feet, and the lowest point at 821 feet. Page 29 of 69 Wetlands Wetlands provide natural flood control, support diverse flora and fauna, and provide stormwater purification. Less than 1 percent of DeKalb County’s land area contains wetlands. In the DeKalb area wetland sites comprise about 2.2% of the land area (about 243 acres) scattered near the Kishwaukee River. Most of the wetlands can be described as march land where water is at or near the surface with a dominance of herbaceous vegetation. Schools Public Schools The DeKalb Community Unit School District No. 428 covers approximately 107.8 acres and principally serves the DeKalb planning area. The District offers six elementary schools, two middle schools, and one high school within the corporate limits: DeKalb High School Grades 9-12 Clinton Rosette Middle School Grades 6-8 Huntley Middle School Grades 6-8 Founders Elementary School Students work together at Lincoln Elementary School. Grades K-5 Gwendolyn Brooks Elementary School Grades K-5 Jefferson Elementary School Grades K-5 Lincoln Elementary School Grades K-5 Littlejohn Elementary School Grades K-5 Tyler Elementary School Grades K-5 The District also operates elementary schools in Malta and Cortland, and the DeKalb Early Learning and Development Center (Pre-K). The following table describes recent enrollment trends by grade level: Page 30 of 69 Recent DeKalb C.U.S.D Enrollments* School Year PK-5 6-8 9-12 Total 2016-2017 3,252 1,333 1,747 6,332 2017-2018 3,330 1,351 1,825 6,506 2018-2019 3,333 1,349 1,916 6,598 2019-2020 3,307 1,471 1,940 6,718 2020-2021 3,326 1,414 1,864 6,604 *Opening of Fall semester With respect to school facilities, very extensive community planning has been conducted since the last Comp Plan was adopted in 2005. The following table highlights the current enrollment capacities of each school within the DeKalb corporate limits: School Capacity and Actual Enrollment School Number DeKalb High School Square Feet 400,000 Operational Capacity 2,500 Enrollment 1,843 Clinton Rosette Middle School Square Feet 85,174 Operational Capacity 624* Enrollment 613 Huntley Middle School (Early Learning & Development Center) Square Feet 230,732 Operational Capacity 1680* Enrollment 911 (238) Founders Elementary School Square Feet 86,617 Operational Capacity 652 Enrollment 588 Gwendolyn Brooks Elementary School Square Feet 43,000 Operational Capacity 360 Enrollment 340 Jefferson Elementary School Square Feet 37,300 Operational Capacity 392 Enrollment 325 Lincoln Elementary School Square Feet 25,928 Operational Capacity 336 Enrollment 312 Littlejohn Elementary School Square Feet 39,190 Operational Capacity 459 Enrollment 389 Tyler Elementary School Square Feet 33,820 Operational Capacity 330 Enrollment 298 Page 31 of 69 *Source: DeKalb School District FY 2021 Annual Comprehensive Report. Current capacity may differ based on programming. Private Schooling 1. Parochial School. St. Mary’s Catholic Church opened St. Mary School in a new building in 1913 with an opening enrollment of about 90 students. The parish relocated their instructional classes to the former Notre Dame facility on Gurler Road in 1994. Today, the school has about 200 students enrolled in elementary classes. 2. Cornerstone Christian Academy. This faith-based academy is located at 355 N. Cross Street in Sycamore. It offers pre-school through 12th grade with a current enrollment of 276 students, principally from the DeKalb/Sycamore area. 3. Home Schooling. It is estimated by public school sources that less than one percent of the households in DeKalb County are involved in home schooling. Parents who offer in- home curricula for their children are not required to register with the regional school superintendent but are invited to do so. Kishwaukee Community College Kishwaukee College sits on a 120-acre campus located in a rural setting six miles west of DeKalb in Malta, Illinois. The College was founded in 1968 and serves a diverse community college district comprising DeKalb, Sycamore, Rochelle and other communities totaling 100,000 in population and six public high school systems. The College offers more than 70 degree or certificate programs along with short-term training, continuing education, Diesel power technology is one of the course offerings at Kishwaukee College. personal enrichment and dual credit courses. The mission of the College is to improve lives through a quality, affordable education. Nearly 60% of all enrolled Kishwaukee College students are “first-generation college students.” The College enrollment in the fall of 2021 was about 4,000 credit students and 201 non-credit students. Page 32 of 69 Northern Illinois University Northern Illinois University has its roots in the Northern Illinois State Normal School chartered by the Illinois Legislature in 1895. The state Legislature enhanced Northern’s status with its recognition as the Northern Illinois State Teachers College in July, 1921, and again as Northern Illinois State College in 1955. On July 1, 1957, the Legislature conferred university status on Northern. The University is a world-class, research-focused public institution that attracts students from across Illinois, the country and the world. “NIU” has nearly 250,000 alumni worldwide. Fifty percent of NIU’s graduating classes are transfer students. NIU has seven (7) degree-granting colleges with a total of 43 academic departments, 66 undergraduate majors, 70 undergraduate minors, 96 emphases, 7 pre-professional programs, 93 graduate programs (excluding Law) and 72 specializations. The student-to-faculty ratio in 2021 was 16:1. The total enrollment in the Fall of 2021 was 16,234: • Undergraduate: 11,834 • Graduate: 4,079 • College of Law: 321 The University supports 1,144 instructional faculty, 411 administrative and professional staff, and 1,448 operating staff. The average high school GPA of new freshmen was 3.34 in the Fall of 2021. The average age of undergraduates in 2021 was 22; the average age of graduates was 33. The ethnic and racial breakdown of the University’s students in the Fall of 2021 was as follows: • White: 49.24% • Latinx: 19.21% • Black: 17.03% • Asian: 5.80% • Other: 8.73% In the Fall of 2021, 743 international students from 111 countries were enrolled at NIU. Parks and Open Space The DeKalb Park District Before there was a DeKalb Park District, the park system in DeKalb was owned and operated by the City of DeKalb. In 1935 the city owned four parks: Annie's Woods, named after Annie Glidden, the niece of barb wire inventor Joseph Page 33 of 69 Glidden; Huntley Park, named after the first settlers of the village of DeKalb, and designed to be the town square with the first bandstand; Liberty Park, the site of the second bandstand and located on the near north side of DeKalb; and Hopkins Park, named in honor of Judge Hopkins, who donated this 32 acre tract of land which became the crown jewel of the system. In the early 1930's, the League of Women Voters campaigned for a separate park district, as in Sycamore. According to historical accounts of the time, the League argued that an elected park board could identify and pursue its own goals, with resources that might be raised with bonds issued by the board for capital improvements. In 1935, the DeKalb Park District was organized. The first significant improvement project opened that summer was a new community swimming pool in Hopkins Park. By 1960, the district had eight parks; by 1970 there were twelve public parks. In 1970, the Park District hired its first full time executive director. By 1980 the district had rebuilt the swimming pool, acquired Haish Gymnasium and a nine-hole golf course (Buena Vista Golf Course), which was donated by the DeKalb Ag Foundation. In 1985, the Park District purchased a second nine hole golf course (River Heights Golf Course), which was developed into an 18-hole course over the next 10 years. In addition to parks, swimming and golf, the District gradually offered new programming. By 1983, the Park District operated year-round athletic and recreation programs. These programs included summer day camps, adult softball leagues, swimming lessons, golf lessons and many others. Winter programs included adult basketball leagues and fitness classes. As DeKalb experienced substantial residential growth in the 1990s the District was invited by the City to participate in subdivision planning and with the City’s cooperation was able to acquire new subdivision park donated to the District by developers. By 1992, 24 parks existed within the district and by 1998, 40 parks totaling over 700 acres. Page 34 of 69 Many of these new parks had been acquired as conservation areas in order to preserve floodplain lands and wildlife habitat. Other parks were active recreation facilities designed to serve all types of recreational needs. Combining this system of parks with the Kishwaukee Kiwanis pathway system totaling 8 miles in length, connecting DeKalb with Sycamore and the Great Western Trail to the east. Other facility improvements of the 1990's included creation of the Hopkins Park Community Center in 1989, which was a 10,000 square foot social and community center addition to the Hopkins Swimming Pool Facility. Hopkins Park Community Center Terrace Room serves as a setting for wedding receptions, parties and meetings. The second floor of the Community Center houses the DeKalb Park District administration offices. Similar to the manner in which the existing Hopkins Pool was expanded to a community center, in 1992 Haish Gymnasium was expanded. Acquired from the school district in the mid-1970's in exchange for land to build a new neighborhood school (Gwendolyn Brooks), Haish Gym was expanded with a second gymnasium to accommodate growth in indoor winter athletic programs. In January 2000, the indoor Sports and Recreation Center was opened. Adjacent to the former DeKalb High School (now Huntley Middle School), the center contains two additional gymnasiums, locker rooms, activity and dance rooms, as well as a full acre of open space under a 45-foot roof. This acre of open space offers two parallel soccer fields, a football field or an indoor softball/baseball field, depending on how it is set up on a weekly basis. DeKalb Public Library The DeKalb Public Library features a collection of more than 150,000 physical items, including books, CDs, DVDs, periodicals, and an expansive collection of digital materials and electronic resources. The Library is a member of the PrairieCat consortium which provides library patrons with access to over 1,000,000 items. The Library also regularly provides its patrons with wifi, computer access, and computer training. The Library is run by the Director, who is hired by the Library Board Children read to dogs for the Read to Rover story time program at the DeKalb Public Library. of Trustees. The nine members of the Board of Trustees are appointed by the Mayor to serve three-year terms. The Library is divided into six departments: Page 35 of 69 Administration, Facilities, Public Relations and Events, Adult Services, Youth Services, and Access Services. The manager of each department reports to the Director. The Library has approximately 16 full-time and 33 part-time employees. The DeKalb Public Library was organized in the 1880s as a reading room of donated books that was staffed by volunteers. In 1893 the City Council established a public library in a room on the second floor of City Hall, which was then located at 125 South Second Street. By 1895 the library was growing in popularity but lacked adequate funds to serve the public and nearly closed down. To avoid a shutdown, Annie Glidden and the ladies of the Library Whist Club began to donate a portion of their card winnings to the library—a partnership which continues to this day. Although the library had a home (adjacent to the city jail), it moved in 1923 to the second floor of the Daily Chronicle building at 114 East Lincoln Highway, which also housed a roller skating rink on the third floor. Because of the noise from the skates the library was forced to drastically reduce its hours. On February 15, 1931, the Haish Memorial Library Building at 309 Oak Street was dedicated. Built on land provided by the city and financed by a bequest of $150,000 from barbed-wire millionaire Jacob Haish, the striking building with its Indiana Bedford limestone facade soon gained national recognition through an article in Architecture magazine. In 1934, the library received a mural by Gustaf Dahlstrom from the Works Progress Administration Federal Art Project. The mural is installed over the fireplace in the main reading room of the Haish building. Through the years the building has seen many changes. In the 1960s an art gallery in the east wing was made into a children’s room and the stacks were expanded upward. In the period 1978-79 a two-story addition on the south side provided for a reference room and a lower-level children’s room. In 1980, the Haish Memorial Library Building was added to the National Register of Historic Places. In January 2016 the first phase of a major expansion project was completed, adding 46,000 sq. ft. to the building. In September 2016 the second phase was completed with the re-opening of the remodeled Haish building. Utilities DeKalb’s Water Distribution The City’s Public Water System is a modern, state-of-the-art water supply serving a population of over 40,000 residents including Northern Illinois University. The source of water provided to the residents of DeKalb comes from six deep wells drawing water from deep sandstone aquifers, and three shallow wells that draw water from sand and gravel aquifers. Groundwater is treated at A Public Works employee replaces a one of five ion- warning light on top of the west water tower. exchange/iron removal Page 36 of 69 water treatment plants. The treatment process produces a high quality water supply by reducing the amount of hardness and iron in the water. Before passing through the treatment plant, the groundwater is treated with chlorine and phosphate to ensure the safety of the water supply within our distribution system. In addition, fluoride is added to the water to promote the development of strong teeth. After treatment, the water enters the distribution system for use or is stored in one of the City’s four elevated water towers. The four towers have the ability to store a total of 5.75 million gallons. The elevated towers provide storage and maintain system pressures for fire protection. The City’s Utility Division is a unit of the Public Works Department. The Utility staff maintain over 180 miles of water main making up the City’s water distribution system. The distribution system includes over 2,500 hydrants, 3,000 valves and 11,000 service lines and water metered accounts. Ensuring all these assets are adequately maintained is critical to a safe, uninterrupted water supply to our community and the ability to always provide fire protection. Utility Staffing Level FY2020 FY2021 FY2020 FT 9 10 10 PT Seasonal 1 1 1 Total 10 11 11 The primary source of funding for the Water Operations Fund and Water Capital Fund is water sales, accounting for over 95% of the total revenue to these two funds. The Water Department experienced an increase in water sales of 4.1% in 2021. This is the first increase in water sales since 2016. Overall, water sales have decreased an average of 1% annually over the past 10 years. Water use is expected to stabilize or moderately increase over the next few years because of new development to the area. This includes the new Ferrara, Facebook, and Project Barb facilities as well as additional water demands expected as a result off DeKalb Plaza, Isaac Suites, Home2 Suites, Agora Towers, and Johann Suites to name a few. The following chart depicts the number of gallons billed to DeKalb residents annually over the past ten years (Note: 2021 water sales are projected based on sales-to-date): Annual Gallons Billed 1,150,000,000 1,100,000,000 1,050,000,000 1,000,000,000 950,000,000 900,000,000 2012 2013 2014 2015 2016 2017 2018 2019 2020 2021 Page 37 of 69 Sanitary Sewer System—The Kishwaukee Water Reclamation District The treatment of DeKalb’s sanitary sewage is conducted by a separate agency, the Kishwaukee Water Reclamation District (KWRD). From the laying of the first sanitary mains in the late nineteenth century until the late 1920s, the DeKalb area sewage was conveyed, untreated, to the Kishwaukee River. A “Kleen the Kish” movement in 1927-1928 led to the incorporation of the DeKalb Sanitary District as a distinct taxing body to treat the area’s sewage before it was conveyed to the river. With the organization of the U.S. Environmental Protection Agency in 1970 a rational system for the oversight Ultraviolet light is used as part of the disinfection process at the of licensed wastewater treatment Kishwaukee Water Reclamation District. districts evolved. In a few years, all publicly-owned treatment works were required to meet permitting requirements under the National Pollution Discharge Elimination System (NPDES). The Dekalb Sanitary District received its NPDES permit (#IL0023027) in short order. In 1987, the District and the City of DeKalb agreed that the District would thereafter assume the responsibility for the construction, repair, and maintenance of the sewer mains and manholes within the corporate limits of the City. In 2016, the District was reorganized as the Kishwaukee Water Reclamation District and launched plans to expand and improve the central wastewater treatment plant at 1301 Sycamore Road. Since then, the new District has successfully completed the substantial upgrading and expansion of its treatment facilities. The purpose of these improvements is to • meet present and future Environmental Protection Agency regulations; • to assist smaller nearby communities without the public resources to comply with such EPA regulations; • to better handle rainwater intrusion in the system; • to reduce the range and volume of pollutants that enter and threaten northern U.S. river systems and ultimately threaten the Gulf of Mexico; and • to achieve a high level of energy efficiency whereby the energy used by the District in its treatment facilities is offset by energy saved on an annual basis. Such energy “neutrality” was first achieved in early February, 2022. Page 38 of 69 At a very basic level of explanation, the KWRD takes wastewater from homes and businesses which is carried through underground sewer mains to the “headworks” of the treatment facility. The waste stream flows through heavy screens that remove the large objects that should not be flushed. The waste stream is then “spun” by a unit that separates out heavier particles like glass, metal, and sand. Solids are removed and microorganisms go to work to break down the organic matter in the remaining water. The waste stream then moves through sand filters to remove any remaining grit and is treated with UV radiation to kill any pathogens. After lab sampling confirms the water is clean and safe, it is discharged into the Kishwaukee River. The whole process takes about six hours to complete. KWRD manages more than 150 miles of sanitary sewer mains. On average, these mains are about 50 years old, so maintenance is a continual obligation. Refuse Removal Household wastes and recyclables in the City of DeKalb are collected by a private scavenger service under a multi-year contract and removed to a privately-owned landfill. Landscape wastes are collected by the same scavenger service from April 1 through November 1 each year. Additionally, electronic goods are removed by a private contractor at specified times during the year. Transportation Primary Arterials Such roadways may have from two to six lanes and typically provide regional access with posted speed limits between 35 and 55 mph, depending upon the nature of adjacent uses. Primary arterials provide local access to the regional road system that includes state-marked routes and the federal interstate (I-88). Primary arterials serve large trucks and typically have signalized intersections with commercial and industrial driveways at permitted locations. Average daily traffic (ADT) volumes typically range from 10,000 to 25,000. In DeKalb, examples include Illinois Route 38 and Illinois Route 23. Minor or Secondary Arterials Such roadways provide access and circulation for all land uses within a community and often connect adjacent communities, serving limited regional or county-wide travel. Speed limits vary from 30 to 55 mph, depending on the nature of adjacent land uses. Driveway and intersection spacing are restricted by local policy and, ideally, residential driveways are not located on such roadways. Peace Road is a secondary arterial serving DeKalb and Sycamore. Average daily traffic (ADT) volumes may range from 5,000 to 15,000. Collector Street. Collector streets are usually built using a grid system that penetrates neighborhoods with all types of land uses and collects local street traffic for direction to the arterial system. There are residential, commercial and industrial collector streets. Excluding Page 39 of 69 space for bikeways, minimum rights-of-way are typically 66 feet with 36-foot street widths (measured back-to-back of curb). The structural design will vary with the expected traffic loads. Industrial collectors have a minimum base of 18 inches of compacted crushed limestone with an 8-inch bituminous concrete surface course installed in three lifts, while residential collectors have a minimum base of 12 inches of compacted crushed limestone plus a three-inch bituminous surface course installed in two lifts. Speed limits are usually posted in the 25 to 35 m.p.h. range, depending on surrounding land uses. Traffic volumes may range from 1,000 to 5,000 “trip-ends” daily on a two-lane residential collector to 14,000 vehicles daily in primarily commercial areas. Minor Street. Minor or local streets provide access to abutting properties and typically connect to the collector system rather than arterial streets. In DeKalb, the rights-of-way and minimum street widths of minor public streets are identical with those of collector streets to provide parking on both sides. Speed limits are usually not posted but are enforced at 25 m.p.h. in residential areas. Minor streets serve daily traffic volumes of less than 1,000 ADT. Cul-de-sac. The purpose of cul-de-sacs is similar to that of minor streets. The rights-of-way, street widths, and minimum pavement construction are identical with minor streets, except the right-of-way and street width of the “bulb” at the end of cul-de-sacs are 131 feet and 100 feet, respectively. Mass Transit The City of DeKalb’s Public Transit System operates 11 fixed routes, 1 deviated fixed route, and 1 commuter shuttle beyond the DeKalb Urbanized Area. The 11 fixed routes operate on the campus of Northern Illinois University and throughout the DeKalb area including along Sycamore Road and around the developing Huskie Line buses are used by both NIU students and the general public. industrial area of southern DeKalb. The deviated fixed route operates in and around Sycamore while the one commuter shuttle travels to and from the Metra Station in Elburn. Of the 13 routes noted above, 6 of them do not collect or requires fares for any members of the public. These 6 routes are the routes that operate primarily on the NIU campus which are short, express-style routes. The remaining 7 Page 40 of 69 buses do require fares, and are the routes that operate to southern DeKalb, Sycamore Road, Elburn Metra Station, Sycamore, etc. The City’s fixed route bus fare is one of the cheapest in the state with one-way trips for general public passengers costing only fifty cents. Senior citizens, individuals with disabilities, and K-12 students pay a reduced fare of twenty-five cents while Northern Illinois University students and children under the age of 5 ride all fixed route buses free of charge. A portion of NIU student tuition is devoted to public transportation, and the university uses that portion of the tuition to fund the annual transit contribution as agreed upon in an intergovernmental agreement between the City and NIU. The general public, senior citizens, and individuals with disabilities that utilize the bus service must pay a cash fare on the fare collection routes. While most urban transit systems across the country utilize electronic fare box collection methods, the City’s transit system has not yet installed electronic fare boxes and instead features cylindrical glass and steel fareboxes that allow passengers to place coins and bills within them. Bus operators are not able to make change, so passengers must provide exact change when paying their fare. Passengers are also able to request transfer tickets in instances where multiple buses are needed to reach a destination. Transfer tickets aid in reducing the cost for the passenger as they only need to pay on their first bus ride and then can ride on the second bus for free. NIU students are not required to pay a fare and instead must provide evidence of being an active NIU OneCard holder to confirm their status as an NIU student. OneCard holders do not need transfers as they can access any route for free with their ID. The only route for which NIU students must provide a cash fare is Route 12 to the Elburn Metra Station. Based on historical ridership data, the City transit staff estimate that approximately 70% of fixed route passengers are NIU students while the remaining 30% are residents or guests of the DeKalb Urbanized Area. Since NIU students with active NIU OneCards ride all local fixed route buses for free, the fares collected from the fixed route system are primarily fares gathered from residents and guests. During the COVID pandemic in 2020, the City collected only $19,881 in fare revenue from the fixed route system with $14,324 collected between January 1, 2020 and March 31, 2020. The remaining $5,556 was retrieved from fares collected on the Route 12 commuter shuttle to the Elburn Metra Station that maintained fare collection throughout 2020. Before the pandemic, the City was projected to receive approximately $60,000 in fixed route fare revenue if service levels and ridership remained the same. Since March 18, 2020, the City Council has suspended nearly all charges for transit services on the City’s fixed routes. Page 41 of 69 Chapter Three: Goals and Objectives Planning goals and objectives represent the community’s vision. Goals are generally broad value statements that represent the end desires of the community. Objectives are the means by which such goals can be achieved and are preferably tangible or measurable. Goals and objectives have been formulated for the following elements of community development:  Community Appearance  Industrial Development  Commercial Development  Residential Development  Downtown Enhancement  Economic Development  Community Facilities  Natural Features  Transportation A. COMMUNITY APPEARANCE Regular visitors and many residents regard DeKalb as a town with a university in it, rather than a university town. For over 125 years, the evolving Northern Illinois campus—its administration, faculty students, staff and the outside investors they attract—has shaped life in the DeKalb community. It is no The NIU campus. accident that political and business leaders of the brawling industrial town of the late nineteenth century—still building its reputation as the home of barbed wire—lobbied for a state normal school to educate future generations and to inspire future business and political leadership well into the twentieth century. The chartering of the Northern Illinois State Normal School in 1895 was intentional, as were later transitions to a Teachers College (1921), a State Page 42 of 69 College (1955) and a University (1957). By the time the state legislature conferred university status, the new Northern Illinois University had become the City’s largest employer, and the university’s expanding enrollment impacted every corner of community life including housing, local retail, arts and culture, transportation, and sports and recreation. The City’s core is its downtown which has experienced a renaissance in recent years. Families and businesses that survived the tumult of the Great Depression and the Second World War worked, shopped, and sought relaxation in the downtown’s many stores, restaurants, taverns, and offices through the 1960s. The rise of other commercial strips, first on Lincoln Highway bordering the expanding NIU campus and then on Sycamore Road—the “four lane” as it was known—moved commerce, housing, and recreation to other City locations. In the late 1970s, the removal of diagonal parking and wider sidewalks in the downtown with the creation of a four-lane truck route through the downtown accelerated the exodus of business from the downtown core. The City government is now committed to the re-creation of a walkable central business district marked by expanded sidewalks, a reduction of driving lanes from four to three with a center turn lane, accessible and welcoming City offices, refurbished historic facades, modern new apartments to house a variety of age groups and lifestyles, and a variety of new services and restaurants to serve downtown visitors and residents. In partnership with the NIU administration, the DeKalb Chamber of Commerce, and the DeKalb Citizens Enhancement Commission, the City government is also committed to a thematic creation of a feel and appearance to the downtown and surrounding neighborhoods that shouts “college town.” With most of NIU’s 250,000 alumni still living in the northern Illinois region after graduation, this commitment has great promise for the commercial success of the downtown area and the overall community. Goal: Reinvigorate a College Town Identity While Promoting Expansion of the Tax Base and Community-Oriented Services and Jobs. Objectives: 1. Successfully complete the TIF-funded reconfiguration of IL Rt. 38 between First and Fourth Streets. This $1,250,000 project will reduce this four-lane downtown section to three lanes (including a center turn lane). It will widen the downtown sidewalks by about 5-6 feet on both the north and south sides, allowing for a more pedestrian- friendly streetscape and mitigating the truck “raceway” through the heart of DeKalb’s downtown. The wider sidewalks will afford more room for sidewalk sales, outdoor seating, and more leisurely enjoyment of the downtown businesses. The project also includes a parallel bike path on Grove Street, and has addressed various IDOT technical suggestions for turn radii, etc. 2. Investigate distinctive gateway designs for the intersections at Peace Road and IL Rt. 38; President’s Boulevard at Il Rt. 38; Annie Glidden Road and Fairview Drive; Annie Glidden Road and IL Rt. 38; and Peace Road at Fairview Drive and Gurler Road. Page 43 of 69 3. Refine the desired uses at the community’s “edges” to more effectively identify when visitors and residents are “home” in DeKalb. 4. Continue to direct residential development incrementally from the core outward, conserving land and infrastructure costs and reinforcing the sense of entering a community with a central place. 5. Use the City’s urban design guidelines to promote more attractive presentations for new development or redevelopment without imposing inordinate costs. 6. More creatively regulate the appearance of accessory uses. 7. Enhance the appearance of larger dry-bottom or wet-bottom retention systems. 8. Protect residential areas from dissimilar land uses with landscaped transitional buffers. 9. Continue to work with the DeKalb Park District to create small neighborhood parks on scattered unbuilt or “infill” lots in older residential neighborhoods. 10. Incorporate parks and recreational space within easy walking distance of dwelling units in new planned developments. 11. Update the City’s greenways plan that links bike paths and major open spaces within the planning area. 12. Continue to encourage developers to minimize the physical impact of utilities by burying overhead wires, disguising control or power boxes and antenna, etc. B. INDUSTRIAL DEVELOPMENT The Meta Data Center under construction along the south side of Gurler Road. Photo: Late Fall 2021. The Chicago West Business Park on the north side of Gurler Road between IL Rt. 23 and Peace Road now features Ferrara Candy Company and Amazon. Facebook/Meta lies just to the south of the Chicago West Business Park. Park 88 features Target warehousing and 3M manufacturing and warehousing, among other businesses. DeKalb is truly the focus of investors, Page 44 of 69 manufacturers and Fortune 100 companies seeking communities with strong and reliable utility infrastructure; reasonably-priced open land; acceptable tax rates; proximity to the Chicago metropolitan area but outside its traffic congestion; an educated and expandable work force; a comfortable community lifestyle; opportunities for educational training and advancement; and a business-friendly environment. DeKalb residents have expressed their strong desire to retain and attract a diverse mix of quality industrial enterprises in order to strengthen the community’s economic, employment, and tax base. Goal: Retain DeKalb’s quality industrial firms and continue to diversify the community’s industrial base. Objectives: 1. Continue networking with the DeKalb County Economic Development Corporation, the Illinois Department of Commerce and Economic Opportunity, the Illinois Department of Transportation, and other agencies as needed to market DeKalb’s industrial sites. 2. Aggressively promote the development-ready sites on the City’s southeast side, particularly the Gurler Road corridor and the Peace Road corridor from Interstate 88 to IL Rt. 38. 3. Facilitate the development of other industrial sites for future industrial expansion. The upgrading of Peace Road from the I-88 interchange to IL Rt. 38) with state and local funding will make vacant land on the east side of Peace Road more attractive for light industrial development. 4. Although much smaller than TIF #1 was, the relatively new TIF #3 which parallels Lincoln Highway and the Union Pacific Railroad from the NIU lagoon east to about N. 11th St. and extends several blocks both north and south of the corridor, will have some capacity to seed redevelopment on the Oak Street corridor, east of N. Seventh Street. 5. Cooperate with the DeKalb school system, Kishwaukee College, and the Kishwaukee Education Consortium to develop training programs that promote general employment skills and enhance the availability of skilled labor. 6. Provide ongoing goodwill recognition for all new or expanding industrial businesses. 7. In alignment with a more comprehensive set of urban design guidelines (see Chapter Six), industrial building design and open space standards that enhance the appearance of industrial areas can be promoted without diminishing the competitive pricing of DeKalb’s sites. In this regard, lift-slab and steel-sided buildings may be preferable where building scale is large, but landscaping and screening should soften such facades. 8. Encourage plan developments along principal corridors involving site plan review by the Planning and Zoning Commission. 9. Encourage research facilities and other “light” industrial uses, including data centers. 10. Provide buffers between industrial and commercial uses, not just industrial and residential uses, to assure compatibility. Page 45 of 69 11. Incentivize redevelopment of large vacant industrial buildings and sites along Pleasant Street between North Fourteenth Street and Peace Road. C. COMMERCIAL DEVELOPMENT DeKalb’s residents demand diversity in commercial services and products and currently have to travel out of town or reflexively troll on- line sites to satisfy many of their needs. More diverse and easily accessible commercial development will satisfy consumer needs and generate needed revenues for governmental Vacant space along Sycamore Road was remodeled for a new Old Navy store in 2021. services. Goal: Promote community-oriented commercial retail and service outlets. Objectives: 1. Cluster new commercial development at strategic arterial and collector crossroads. In this regard, the implementation of the Annie Glidden North redevelopment plan’s focus on the intersection of West Hillcrest and Blackhawk Roads is critical. 2. Continue to support the revitalization of the downtown commercial district which is vital to the community’s image, identity, and economic base. 3. Promote more intense retail development in the DeKalb Market Square regional shopping center and on the Klages farm (immediately north and east of Northland Plaza). 4. Attract commercial redevelopment on the IL Rt. 23 (South Fourth Street) corridor between Taylor Street and Fairview Drive. This will likely require an “overlay” zoning plan to anticipate office and retail needs that will logically follow the dramatic development of the industrial uses on Gurler Road. 5. In alignment with a more comprehensive set of urban design guidelines (see Chapter Six), encourage commercial building on a more human scale with residential-style Page 46 of 69 roof planes, creative fenestration, better entry definition, and wall articulation. Discourage blank windowless walls. Encourage architectural finishes on highly visible building sides. Blend accessory structures with the materials and colors of the principal buildings. 6. Minimize the visual impact of parking areas from adjacent streets and commercial buildings. 7. Review parking requirements to align more closely with actual parking demands by a variety of commercial enterprises. Where an overabundance of parking stalls may exist along the frontage of older strip centers with deep building setbacks, encourage outlot development that is highly visible and easily accessible. 8. Retain landscaping requirements within commercial developments to soften the “look” within parking lots and to promote “greener” storm water management practices. 9. Encourage clearly defined entry points to new commercial developments. 10. Encourage shared driveways or frontage roads for access points from public streets to diminish curb cuts. Encourage off-street access between commercial properties through the use of cross-access easements. 11. Periodically evaluate the list of commercial uses that are subject to special use permits in the Unified Development Ordinance. D. RESIDENTIAL DEVELOPMENT DeKalb should provide housing for all stages of life so residents do not have to leave the community as their needs change. A diversified, quality housing stock encourages sound economic growth. The U.S. Census Bureau’s most recent American Community Survey data reveal that the proportion of owner-occupied and renter- occupied housing units in DeKalb is the reverse of that proportion in Sycamore and the County at large. Across DeKalb County, 57% of all Several homes were built in The Bridges of RiverMist housing units are owner-occupied; in DeKalb neighborhood in 2021. only 40% are owner-occupied. Goal: Promote the preservation of a safe, well-maintained, and affordable community housing stock. Objectives: 1. Preserve existing neighborhoods. Page 47 of 69 2. Review the density in new multifamily or high-density zoning districts. Consider density allowances to promote affordability while encouraging open space. Open space in this context would not include rights-of-way or parking lots but would include lawns, decorative planting areas, bikepaths, active or passive recreational areas, fountains, swimming pools, wooded areas, water courses, and retention areas. 3. Discourage the routing of traffic to and from multifamily developments through lower density neighborhoods. 4. Link residential areas with a pedestrian/bicycle pathway system as new development occurs. Provide sidewalks along through-streets in developed areas where they may not already exist. 5. Again, in alignment with a more comprehensive set of urban design guidelines (see Chapter Six), keep the scale of multifamily housing types small, with varied roof lines and door and window shapes that replicate the architectural features of single- family homes. In the planning process, reduce the perceived bulk and density of larger-scale multiple family buildings through a variety of roof lines, diversity in finish materials, façade articulation, and the spacing of buildings on site. If constructed next to detached or attached single family residences, make the design of multifamily buildings compatible with the bulk and scale of surrounding structures. 6. Integrate amenities and natural areas into the site plans of multifamily developments. Provide sidewalk links to parking areas and building entries. Where possible, provide bike paths to link areas with neighborhood shopping areas, schools or parks. Situate open space and play areas at convenient distances from residences. 7. In the case of attached residences and multifamily structures, assure that garages do not dominate the street side of the building. 10. In multifamily and townhouse developments, consider privacy in building arrangements particularly with respect to the arrangement of bedroom windows on adjacent buildings and the relationship of ground-level windows to parking areas. 11. Review all residential developments with appreciation for the requirements of public safety agencies (e.g. Police, Fire, and Public Works). 13. Promote affordability in new subdivisions by encouraging the quality construction of smaller, detached single family houses on lots nearer the regulatory minimum of 6,000 square feet. 14. Promote affordability in existing neighborhoods through consistent code enforcement. Preservation and good repair are essential to sustaining affordable house values and encouraging new investment in older residential neighborhoods. E. DOWNTOWN ENHANCEMENT As noted above, DeKalb’s central business district has unique features and a historical relevance that serve to give the community its identity. Behind the facades, a mix of uses is desirable to keep the downtown the vital core of the community. Additionally, the “college town” theme Page 48 of 69 needs to be more than a state of mind; it has to be tangibly and visually present to be meaningful. Unique architectural features can be found on the historic buildings in downtown DeKalb. Goal: Enhance the Vitality of the Downtown in Terms of Aesthetics and Commercial Activity. Objectives: 1. Continue to support the DeKalb Chamber in its events and promotions. 2. Sustain high quality retail space with the support of the TIF-funded “Architectural Improvement Program” (AIP). 3. Support upper floor apartment development and the activities and regular foot traffic it promotes. A greater mass of residential and professional uses within easy walking distance contributes to such pedestrian traffic. 4. Wayfinding. Announce entry into the downtown area with gateway features. The downtown is increasingly a unique environment and a visitor’s arrival should be signaled 5. Signage. Visitors should be guided to parking areas and other points of interest with signs that show a “brand” unique to the downtown or the community as a whole. 6. Make parking areas more visible by installing attractive directional and lot signs. Install low and lighted walls at public parking lot entrances to form a pleasing street edge without diminishing visibility from the street. 7. As resources permit, extend the downtown streetscape to Locust Street and Grove Street to remove unsightly overhead wires, reconstruct failing sidewalks, introduce more shade trees and greenery, and generally make the downtown more appealing to consumers. Flare sidewalk corners at intersections to form safer crossings for pedestrians and discourage rapid turns and rolling stops by motorists. Page 49 of 69 8. Using TIF #3 funds strategically, encourage the revitalization of the intersection of Third and Locust, the former McCabe’s, and other buildings in the downtown area to promote more lively commerce on the east end of the downtown core. 9. Expand the TIF #3 AIP program funding to multiply resources for the continuing revitalization of the downtown extension from Fourth to Seventh Streets. F. ECONOMIC DEVELOPMENT Local government can substantially influence the nature and impact of economic development by virtue of its incentives, its land use policies and codes, and the business “climate” it promotes. The community’s objectives for economic development will accordingly highlight government action but will also attempt to influence the varied and disconnected economic decisions of individual businesses that define the community’s “quality of life.” Goal: Stimulate the local economic climate to Construction of an Amazon sortation facility in the Chicago ensure that DeKalb is a desirable community West Business Park began in 2021. in which to live, work, and conduct business. Objectives: 1. Maintain and actively support a positive image and identity for the community. 2. Maintain approachable and very responsive municipal services. 3. Annually update a multi-year plan for infrastructure repairs to better serve existing businesses and residents. 4. Actively promote business retention through the Economic Development Commission and our partnership with the DeKalb County Economic Development Corporation and the DeKalb Chamber of Commerce. 5. Actively market available commercial and industrial sites to expand and diversify the community’s tax base. Aggressively promote the availability of new industrial sites in the ChicagoWest and Park 88 business parks, and the next generation of industrial sites on the east side of Peace Road, north of I-88. 6. Work cooperatively with the DeKalb School District, Park District and Library to promote diverse and high quality educational, recreational, cultural, and social services. 7. Work cooperatively with neighboring municipalities and the County of DeKalb to promote regional planning initiatives and joint planning agreements that reduce adverse competition for new business. Page 50 of 69 8. Work cooperatively with the County of DeKalb to promote compatible development within the city’s mile-and-a half planning jurisdiction. 9. Promote a mix of quality housing for households of all sizes and incomes. G. COMMUNITY FACILITIES Managed growth requires routine and effective coordination of all public agencies and jurisdictions. Well-defined objectives for municipal, school, and park services are critical in establishing a compatible framework for future development. Goal: Provide exemplary, efficient, and cost-effective public services and facilities to maintain and enhance the health, safety, and welfare of DeKalb residents. Objectives: A Public Works employee stores salt for winter road clearing. 1. Annually collaborate with other local taxing bodies in setting goals for respective tax rates so the aggregate rate of all local taxing bodies does not discourage further development and redevelopment. 2. Review all development proposals with attention to the long-range plans of the Kishwaukee Water Reclamation District, the DeKalb School District, the DeKalb Park District and DeKalb Public Library. 3. Periodically review the method for determining the fair-share of land or cash contributions that developers ought to contribute in support of future school and park facilities. 4. Plan and direct utility extensions that facilitate orderly, incremental growth. 5. Encourage creative design in new developments to minimize costly public infrastructure improvements over the long term. 6. Encourage the routine sharing of data between the City, KWRD, School District, Park District, and DeKalb Library to assist each body in long range capital planning. Among other things, such regular cooperation may reveal ways to share resources, and will also keep policymakers aware of overlapping debt levels. 7. Negotiate with developers to establish land for open natural areas or greenways in addition to recreational neighborhood parks. Such amenities have recreational Page 51 of 69 functions (e.g. allowing users to hike, jog, or bike); they protect and buffer streams and wetlands; and they can potentially link existing trails to community facilities. 9. Involve all City departments in the review of annexation proposals so that all potential costs of municipal services in geographically expanding areas can be assessed. H. NATURAL FEATURES Agriculture is the predominant use on the periphery of the DeKalb corporate limits and throughout the primary development area. If open space is to continue to be a prominent feature of the DeKalb planning area, the City of DeKalb should carefully plan for the preservation and integration of open space in new developments, and the preservation of a “greenbelt” at the community’s edge. In addition, significant drainage swales and the very limited number of major tree stands within the primary development area should be carefully integrated with development plans. Goal: Preserve the natural environment as much as reasonably possible during the planning and development of urban land uses Grain fields still surround and infrastructure. DeKalb on most sides. Objectives: 1. Create an “AG” or Agriculture land use within the mile-and-a-half planning jurisdiction where existing Ag uses are more desirable than future urban uses. 2. Provide contiguous open space where feasible, rather than small fragments of open space. Establish “greenway” or linear space corridors along streams, major swales, and floodplain areas to provide environmental protection and linkages among significant open space areas. Provide for public access through such corridors by the use of easements and other means. 3. Prohibit building in undeveloped floodplain areas except for park and recreational facilities. 4. Utilize corridors offered by abandoned railroad rights-of-way, utilities, or natural features to provide a comprehensive system of bicycle and pedestrian trails. 5. Review future development with reference to the plans and policies of the DeKalb Park District and the DeKalb County Forest Preserve District. 6. Integrate setbacks and buffer areas along Peace Road and collector streets with the open space system. 7. Enforce the landscaping provisions of the Unified Development Ordinance particularly with respect to buffering requirements between different land uses and parking lot design. Page 52 of 69 I. TRANSPORTATION Conventional municipal transportation plans are almost exclusively focused on moving local and regional traffic quickly from point to point. While the efficient movement of vehicular traffic remains an abiding interest among the City’s residents, it is not the only issue. Aesthetic concerns, pedestrian safety and comfort, and mass transit needs are among the additional issues essential to this plan. Goal: Reinvigorate the transportation system through a capital program that measures success in terms of traditional transportation objectives such as uncongested traffic flow as well as contemporary aspirations for aesthetically pleasing and pedestrian-friendly rights-of-way. Objectives: 1. Continue to work in a dedicated and collaborative fashion with the policy and technical committees of DSATS (the metropolitan planning council for the allocation of federal transportation funding in the County of DeKalb). 2. Mass transit continues to be essential to transport residents to and from work, and to and from essential local services. Canopied bus shelter locations should be reviewed periodically and enhanced as needed. 3. The siting and the development of the first DeKalb mass transit facility is critical to the quality of life for many of DeKalb’s residents and businesses and services they frequent. 4. Through the subdivision review and approval process, provide for the extension of existing collector streets. Avoid subdivision designs that inhibit future adjacent developments. However, care should be given in the design of minor residential collectors so they do not become unintended “cut-throughs” that increase the speed and congestion for homeowners along the way. 5. Explore ways to ensure that a portion of the cost of the primary development area’s future street network will be borne by new development. 6. Work cooperatively with the County of DeKalb to maintain limited and responsible access to Peace Road. 7. Provide bicycle paths along major and minor arterials where adequate rights-of-way already exist and where appropriate safety measures can be incorporated at intersecting streets and driveways. 8. Minimize the impact of through traffic on neighborhoods. Continue to require traffic impact studies as a condition of the development approval process if a concept plan promises significant hazards or congestion. 9. Minimize the impact of commercial truck traffic on residential neighborhoods. Page 53 of 69 Chapter Four: Land Use Categories and Plan The attached Land Use Plan reflects the five-year objectives outlined in Chapter 3. The Plan defines areas for the future development of industrial, commercial and residential uses, as well as mixed uses and planned developments. Additionally, it sets aside broad areas within the mile-and-a-half planning jurisdiction that are more desirable for agricultural uses rather than traditional urban uses. In the table that follows, the proposed land uses (excluding floodplain) are compared in area with uses identified in the 2005 Plan: Land Use 2005 Area in Percent 2022 Area in Percent Acres Acres Residential Commercial Industrial Office/Research Mixed Use Parks Agricultural Institutional Total [To be Completed Following Chapter 3 Review and Recommendations] Page 54 of 69 Chapter Five: Urban Design Guidelines Introduction “Urban Design” refers to the appearance of a community as well as the layouts and functional relationships of our streets, neighborhoods, private and public buildings, common areas and open spaces. Either by design or by a coincidence of unrelated private choices, our community will leave an impression. It will be based, of course, on how people are treated when they visit our town. The impression we leave will also be based on physical images such as the perceived bulk and height of structures, the relationship between buildings and open spaces, the facilities for getting around the community whether on foot or by bicycle or by motor vehicle, the locations and layouts of shopping areas and business centers, and the appearance of our public facilities. During the process that led to the adoption of the Comprehensive Plan in 2005 and in subsequent years of Planning and Zoning Commission and City Council meetings dealing with proposed developments, local residents voiced concern for the look of the DeKalb community. Generally speaking, most residents want to retain a small town feel while accommodating managed growth on our periphery. How can this be accomplished? The Comprehensive Plan proposes the following general objectives: • a careful definition of the desired uses at the community’s “edges.” • physical “connections” between old and new parts of town in the form of sidewalks and bike paths and open space development. Page 55 of 69 • more subtle “connections” in the form of compatible architectural designs encouraged during the Planned Developmnet approval process. • the clustering of commercial development at strategic arterial and collector crossroads rather than at many remote locations. • extending the downtown streetscape created in the early 2000s to downtown side streets to strengthen the community’s “core”. • minimizing the visual impact of larger commercial and industrial buildings with residential- style roof planes, wall articulation, better entry definition, and landscaping. • encouraging shared driveways rather than multiple access points to commercial and industrial subdivisions. • promoting durable exterior finishes of natural materials such as masonry or wood on larger buildings. • developing and funding a multi-year plan for infrastructure repairs to enhance the community’s appearance and better serve existing businesses and residences. Chapter Three of this Plan provides a series of planning goals and objectives to achieve these ends. This Plan also anticipates a continuing commitment to community planning that includes the development of sub-area plans and very general design guidelines that promote an attractive urban community. This Chapter proposes urban design guidelines that are intended to encourage more attention to appealing existing designs and a more creative integration of building layouts and natural features in new developments. They are also intended to promote  a sharper focus on the human scale, or how favorably people confront the local built environment;  a higher concern for the potential conflicts between pedestrians and vehicles;  more attention to the scale and arrangement of new buildings and their relationship to existing buildings; and  more interest in how natural features might present opportunities rather than development constraints. Urban design elements include roadways, signage, parking lots, utilities, plantings, and open spaces. A creative arrangement of such elements can lead to results that reflect the pride of the property owners and developer as well as the community at large. Planned Development and Subdivision Design 1. Guideline: Provide parks and open space featuring bike paths and pedestrian paths connecting with neighborhoods and green spaces as well as neighborhood services (e.g., schools, neighborhood commercial districts). Page 56 of 69 Action: Implement through the subdivision review process. Collaborate with the DeKalb Park District and developers to identify major bikeway links with public easements before logical pathways are compromised by subdivided lot lines. 2. Guideline: Provide attractive entry features such as masonry walls with integrated signage and ornamental foliage, using building materials and landscaping that will be commonly seen in the new development. Action: Require elevation and plan views of entry features as part of the subdivision or Planned Development approval process. 3. Guideline: Minimize the visual impact of utilities such as overhead wires and poles. This will reduce visual clutter and make homes and businesses more visible. Action: With the participation of local utilities, decisions can be made as the preliminary plan and plat are being prepared for final review. 4. Guideline: In the design of new subdivisions and planned developments, draw attention to natural features through “viewsheds” or visual corridors. Action: Implement through the annexation and subdivision process. 5. Guideline: Along new collector streets and minor arterials, require deeper setbacks with the provision of a wider parkway on at least one side for a paved bike path accented with trees. Action: Adopt revisions to Article ____________ of the Unified Development Ordinance. 6. Guideline: Provide for substantial landscape buffers between various types of uses. This would include transitions between commercial and industrial uses, commercial or industrial and residential uses, and between different types of residential uses. Areas featuring single-family detached homes should be buffered from townhouse developments. A combination of berms, walls, landscaping, and yard depths can be used to establish a compatible “fit” between new and adjacent uses. Action: Adopt revisions to Article 5.13, “Planned Development Districts,” of the Unified Development Ordinance. 7. Guideline: Strive for diversity in building design. In past decades, the slower evolution of small subdivisions led to a mix of building scale, building heights, and parcel sizes. Prior to the real estate collapse in 2008 large farm tracts were purchased for development, upfront development costs were enormous and there was a stronger economic incentive to build out Page 57 of 69 a property as quickly as possible. As a result, subdivisions tended to replicate the look of developments in most metropolitan suburbs, and the unique feel of a community was diminished. Action: In addition to unique entrance features, attractive landscape buffers along arterials, and connecting links of attractive bike paths and pedestrian walkways, more attention should be given to land use at the community’s edges to promote a distinct image consistent with the character of the city’s core. Some communities encourage estate belts that invite the feeling that one is travelling toward a central core. Others are becoming more prescriptive in terms of residential design along such corridors. Subdivisions can be designed to feature a variety of housing types. Single-Family and Two-Family Residential Uses 1. Guideline: New developments and subdivisions should feature lot areas, lot dimensions, and housing types that are compatible with surrounding neighborhoods. Action: Implement through the review of subdivisions and planned developments at the staff, Planning and Zoning Commission, and Council levels. Amend the City’s UDO to assure that preliminary plans and plats depict the sizes and dimensions of all adjacent lots around the periphery of the proposed development for reference. Page 58 of 69 2. Guideline: Developments should be designed with a variety of façade and elevation views to avoid the dominance of garages on the street side of buildings. Action: Work with developers to offer a variety of visual elements. Varied garage arrangements are more achievable on wider lots or corner lots, but some variety can be achieved on smaller lots by thrusting the living space forward from straight-in garages. 3. Guideline: Developments should feature variety in architectural details to distinguish individual homes. Such variety should extend to side and rear elevations, as well as front or street elevations. Action: Some developers feature a variety of front facades but repetitive rear views in their subdivisions. A review of representative building elevations could be a part of the staff report to the Planning and Zoning Commission during the public hearing process. 4. Guideline: Two-Family and Single-Family developments should be buffered through such features as increased setbacks at common lot lines and landscaping. Action: Revise Section __________ of the Unified Development Ordinance. Wide lots and a variety of façade and elevation views avoid the dominance of garages on the street side of buildings. Page 59 of 69 Multiple Family Uses 1. Guideline: If multiple family buildings are constructed adjacent to existing developments, their architectural designs should be generally compatible with the scale and bulk of structures in the adjacent neighborhood(s). Action: Vary roof lines and use door and window shapes and sizes that replicate the more architecturally significant features of adjacent buildings. 2. Guideline: Provide “density with dignity.” Reduce the perceived density of attached townhouses, condominiums, or apartment buildings. Action: Provide a variety of roof and building lines, a variety of exterior building finishes and materials, varied garage arrangements, and maximal landscaping opportunities to soften building sizes. Consider the need for privacy in the alignment of bedroom windows in opposing buildings, and as they may relate to parking areas. 3. Guideline: Integrate “green” or open areas with building layouts to provide for the convenience and recreation of residents. Action: Encourage pedestrian and bike paths throughout the development to link buildings with other buildings; buildings with parking areas; and buildings with neighborhood parks, shopping areas, or common areas. Assure that open spaces are located in safe, convenient, and observable locations. 4. Guideline: Minimize the visual impact of common off-street parking areas. Page 60 of 69 Action: Require parking to be provided in rear yards in higher density developments, or on wider streets. Review Article 12 of the Unified Development Ordinance to increase the aggregate interior landscaping for additional parking in multiple family developments when minimum parking requirements are met. Use of a variety of exterior building finishes and materials reduced the perceived density of this multi-family building. Commercial Uses 1. Guideline: For large-scale commercial buildings, the architectural design shall maintain a human scale through variations in wall planes, a variety of building materials, sharpened entry definition, varying roof planes, and the creative layout of windows and other wall openings. Windowless walls should be avoided on front facades or sides facing public ways. Where large blank walls are unavoidable, changes in colors and building materials or additional landscaping should be provided to soften the visual effect. Dominant building colors and materials should be applied to all sides of the building. Action: Encourage voluntary compliance through the site plan and building review process. 2. Guideline: Minimize parking areas in front yards or corner side yards. Action: Refer to Article 12 of the UDO. Page 61 of 69 3. Guideline: Increase the flexibility of the placement of landscaping within commercial developments so it is site specific and soften the visual impact of larger buildings, longer driveways, and large parking areas. For example, landscape buffers can be established along street frontages regardless of the size of adjacent parking areas or other buffering requirements. In addition, landscaped corridors can be established along entry drives and within parking rows, rather than simply at the end of parking rows. Such additional landscaping can be established without hindering sight lines between streets and buildings or streets and principal signage. Action: Revise Article 12 of the Unified Development Ordinance. 4. Guideline: Ensure that building improvements in the “CBD” Central Business District are compatible with the existing pattern of historic structures and open spaces. Action: In the short term, consider the formulation of more detailed design guidelines that are unique to DeKalb’s downtown area. Over the longer term, consider the adoption of an historic preservation ordinance. Variations in wall planes, a variety of building materials, varying roof planes, and a creative layout of windows help these commercial buildings maintain a human scale. Page 62 of 69 Industrial Uses 1. Guideline: Provide landscaped buffer areas between different types of industrial uses, as well as between industrial and commercial uses, or between industrial and residential uses. For example, in light manufacturing zoning districts a variety of retail uses can be established along with more traditional manufacturing uses. Such uses may not be compatible from a design standpoint, although they may be identified as allowable uses in the Zoning Code. Action: Revise Article 12 of the Unified Development Ordinance to bring landscaping requirements for PD-Industrial and Heavy Industrial districts into line with the landscaping requirements for “ORI” Office, Research, and Light Industrial zoning districts. 2. Guideline: Consider the adoption of design criteria for industrial buildings in specific corridors with high public visibility. Action: A developer’s voluntary submittal of conceptual site and architectural plans for buildings in such highly travelled areas for Planning and Zoning Commission review will invite detailed suggestions. p3. Guideline: Flexibility should be allowed for the placement of perimeter landscaping and should be provided for all parking lots regardless of size. Action: Revise Article 12 of the Unified Development Ordinance. 4. Guideline: Provide bike path links and pedestrian sidewalks to and from industrial lots so nearby commercial and residential neighborhoods can be more connected. Page 63 of 69 Action: Address as part of any subdivision, re-subdivision, or planned development review. Trees shown on a rendering of the Meta Data Center will provide a buffer around the facility. Public and Institutional Uses 1. Guideline: Public, civic, and institutional buildings should provide green space and landscaping in excess of conventional commercial developments. Action: Since capital allocations for public improvements typically go through a public hearing process, site plans for development or redevelopment of public and civic spaces should undergo rigorous scrutiny. 2. Guideline: New public structures should be architecturally bold and serve as community landmarks. Action: Fiscal constraints will typically restrain innovation in design and construction. However, some economies can be found in non- institutional exterior features such as pitched roofs, residential-style fixed or operable windows, and natural, long-lasting materials such as wood, masonry, or brick. Page 64 of 69 3. Guideline: Parking areas should be more visible through attractive directional and lot signs. Low and articulated screening walls or landscape “fencing” around public parking lots will offer a more pleasing street edge without creating security problems. Action: Try to incorporate some phased lot improvements as part of the City’s multi-year City capital plan. 4. Guideline: Encourage more attractive City entryways. Action: Install distinctive, lighted, and landscaped entrance signs along each arterial street leading into the City. Investigate more detailed zoning restrictions for properties along well-defined corridors, in order to moderate conflicting uses and promote more compatible uses over time. The James B. Hunt Jr. Library on the North Carolina State Campus is architecturally bold. Page 65 of 69 Storm Water Detention Systems 1. Guideline: Wet and dry detention ponds should be landscaped features, with minimal rip-rap on side slopes and a natural shape rather than a standard geometric shape. Action: During the site review process prior to Planning and Zoning Commission consideration, the developer should consider such a project amenity. 2. Guideline: Avoid development impacts in floodplain or flood-prone areas. Action: Prohibit building in undeveloped floodplain areas except for park and recreational facilities, or where one hundred fifty percent (150%) of the displaced flood storage is provided in an adjoining floodplain or floodway area as approved by FEMA. Detention ponds should be a landscape feature with a natural shape, not a geometric shape. Page 66 of 69 Parking Lots 1. Guideline: Parking areas significantly affect the look of a parcel or a neighborhood. Perimeter screening or landscaping is desirable in all zoning districts. In addition, landscaped islands raised at intermediate points in long parking rows are recommended in larger parking lots. Action: Revise Article 12 of the Unified Development Ordinance. 2. Guideline: Wherever possible, minimize parking spaces in front yards or corner side yards in multiple family residence districts, commercial districts, and industrial zoning districts. Action: Seek cooperation during the Planning and Zoning Commission review of individual site plans. 3. Guideline: Take into account all four seasons when planning parking lots to account for snow storage, heavy rains, and autumn leaves. Action: Developers should be encouraged to provide landscaping that is tolerant of salt and snow; to provide green space for snow storage; to select tree varieties that shed minimal foliage; and to minimize storm water ponding in driving aisles after hard rains that will inconvenience motorists and pedestrians. 4. Guideline: In larger lots, pedestrian safety is an issue. Provide marked crossings to warn drivers of pedestrians. Action: Address during plan review process. 5. Guideline: In larger, planned commercial developments, encourage shared lots with internal cross-easements to provide legal access between adjacent parcels. Page 67 of 69 Action: Implement on a case-by-case basis during the review of subdivision plats. Perimter landscape screening should be required around parking lots in all zoning districts, while landscape island should be recommended in large parking lots. Signage 1. Guideline: In planned commercial developments and integrated strip centers with more than one lot, encourage monument-style signs where tenants share a space on the sign. Action: Revise Section ___________ of the Unified Development Ordinance for clarity on this point. 2. Guideline: For signs over ten feet in height, establish a stronger relationship between the sign and the ground with landscaping or a more solid base of materials that match the principal buildings in the development. This will soften the visual transition between vertical and horizontal planes. Action: Revise Section ____________ of the Unified Development Ordinance. 3. Guideline: In the “CBD” Central Business District, the design of wall signs shall bear some relation to the historical architectural features of the district. Action: In the short term, consider the formulation of more detailed design guidelines that are unique to DeKalb’s downtown area. Page 68 of 69 Monument-style sings are encouraged when ground signs are permitted. Accessory Structures 1. Guideline: Dumpster enclosures, utility sheds and other accessory structures should be landscaped and designed to match the architecture, finish, durability, and color of the building(s) they serve. Action: Give more attention to the design of such structures during the site plan review process. Revise Section ____________ of the Unified Development Ordinance. 2. Guideline: Loading areas, outdoor storage, refuse enclosures, HVAC equipment, drive-through queues, and other accessory uses should be located in the side or rear yards whenever possible. Action: Promote attention to such details during the site plan review process. If voluntary compliance is not routinely achieved, some revisions to the Unified Development Ordinance may be necessary. Page 69 of 69