Planning & Zoning Commission
Regular MeetingDeKalb, IL · October 17, 2022
Minutes
Planning and Zoning Commission
October 17, 2022
Page 1 of 4
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
October 17, 2022
The Planning and Zoning Commission held a meeting on October 17, 2022, at the DeKalb Public
Library in the Yusunas Meeting Room located at 309 Oak Street, DeKalb, Illinois. Chair Max
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: Trixy O’Flaherty, Maria Pena-Graham, Bill McMahon, and Chair
Max Maxwell. Steve Becker, Shannon Stoker, and Jerry Wright were absent. Planning
Director Dan Olson was present representing the City of DeKalb.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Maxwell requested a motion to approve the October 17, 2022, agenda as presented.
Ms. O’Flaherty motioned to approve the agenda as presented. Mr. McMahon seconded
the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
1. October 3, 2022 – Chair Maxwell requested a motion to approve the October 3, 2022,
minutes as presented. Mr. McMahon 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)
None
E. NEW BUSINESS
1. Public Hearing – Application for approval of a Preliminary and Final Plat for the
DeKalb County Nursing Home Subdivision and approval of an amendment to
Ordinance 2019-003 to amend the interior lot line setbacks between the DeKalb
County Nursing Home and DeKalb County Health Department located at 2550 and
2600 N. Annie Glidden Road (DeKalb County).
Derek Hiland, Community Development Director, and Assistant County Administrator
for DeKalb County explained the County and the DeKalb County Board have been
exploring options as to what can be done with the DeKalb County Rehab and Nursing
Center. Mr. Hiland stated the County Board has a letter of intent to sell the Nursing
Home property. He explained the subject building is attached to the DeKalb County
Health Department by a hallway corridor which leads to a meeting room.
Mr. Hiland stressed the reasoning behind the sale of the property is a monthly deficit
on average of $350,000 which is at the expense of taxpayers. He discussed meetings
Planning and Zoning Commission
October 17, 2022
Page 2 of 4
were held between the City of DeKalb, DeKalb Fire Department, and the County on
how to separate the building for sale purposes. Mr. Hiland added talks with the Nursing
Home Staff and County Maintenance Staff led to the dividing line as shown on the
Plat. He added the line reflects who is responsible for maintenance. He informed the
Commission that Civil Engineers were hired to draw the Preliminary and Final Plats,
which are presented to the Commission for review.
Planning Director Olson went over the staff report dated October 13, 2022, and
explained the County is looking to create a lot to separate the Nursing Home from the
rest of the campus so it can be sold. Mr. Olson stated the County filed a Preliminary
and Final Plat to create a separate lot and establish the necessary easements. He
added with a lot line going through the building, the interior side yard setback must be
eliminated which is why there is an amendment to Ordinance 2019-003.
Mr. Olson told the Commission this request was reviewed by City Staff with comments
relating to a few easements that need to be established including one that will cover
the bike path on the north side of the site. He stated the easements would have to be
addressed prior to the recording of the Final Plat. Mr. Olson spoke on the one public
response on the matter, which noted support for the project. He added it was from the
Gordon and Patricia Wicklund Trust, which is the owner of four acres southwest of the
subject site. Mr. Olson reported the City recommends approval of this request.
Chair Maxwell asked if there were any comments from the public in which there were
none.
Chair Maxwell asked if there were any questions from the Commission members.
Trixy O’Flaherty inquired if there was going to be an invisible line for the lot line or if
there would be physical objects to show the line. Mr. Hiland said the line that separates
the two structures is truly invisible. He added it is based off how maintenance has been
handled for the last 20 years.
Max Maxwell asked if the utilities were divided between the two buildings. Derek Hiland
responded it’s a complicated matter with some systems being shared. Mr. Hiland
informed the Commission this will all be addressed in the contract for the purchase of
the building.
Bill McMahon questioned if parking between Lots 1 and 2 will be sufficient when the
split of the ownership takes place. Mr. Hiland replied there would be adequate parking
for both buildings. Mr. Olson noted parking was looked at when an addition was
approved to the Nursing Home in 2019.
Mr. McMahon stated that based upon the submitted petition and testimony presented,
the Planning and Zoning Commission recommend to the City Council approval of the
Preliminary Plat of the DeKalb County Nursing Home Subdivision dated 8-27-22 and
the Final Plat of the DeKalb County Nursing Home Subdivision dated 9-8-22 labeled
as Exhibit A and an amendment to Ordinance 2019-003 to remove the interior lot line
setbacks between Lots 1 and 2 for the property located at 2550 and 2600 N. Annie
Glidden Rd. and any other amendments to allow for the sale of the Nursing Home
Planning and Zoning Commission
October 17, 2022
Page 3 of 4
property, subject to staff comments related to easements being addressed on the Final
Plat prior to recording.
Ms. O’Flaherty seconded the motion.
A roll call vote was taken. Ms. O’Flaherty – Yes, Ms. Pena-Graham – Yes, Mr.
McMahon – Yes, Chair Maxwell - Yes. Steve Becker, Shannon Stoker, and Jerry
Wright were absent. Motion passed 4-0-3.
2. Public Hearing – A petition by 4Willz LLC represented by William Williams for
approval of a special use permit for an amusement establishment (cyber and esports
café) for 901 Lucinda Ave., tenant space E.
William Williams, representing 4Willz LLC, spoke on his request for a special use
permit for an amusement establishment to operate a cyber and esports café at the
subject site. He said the café will offer non-alcoholic beverages and snacks and will
not negatively affect any nearby land uses or property values. Mr. Williams explained
the goal is to open on January 1, 2023 with esports being a form of competition using
video games which has been increasingly popular with over 1 billion dollars in revenue.
Mr. Williams added he graduated from NIU with a computer science and
business/operations degrees. He said video games can transform many things and
are a source to reach out to younger individuals to get them involved with STEM. Mr.
Williams stated he feels the use will be a benefit to the community.
Planning Director Olson covered the staff report dated October 13, 2022, and
described the proposed request for a cyber and esports café at 901 Lucinda Ave.
which is zoned “LC”, Light Commercial District. He mentioned this type of use is not
listed in the Light Commercial District but “amusement establishments” such as
bowling alleys and arcades are listed as a special use, so this seemed to be the closest
fit.
Mr. Olson stated there will be 30-40 computers and gaming consoles and a floor plan
was provided by the applicant. Planning Director Olson noted the hours of operation
will be 6:00 p.m. to 2:00 a.m. Thursday and Friday’s, 10:00 a.m. to 2:00 a.m. on
Saturday’s, and 11:00 a.m. to 11:00 p.m. on Sunday’s. He added Monday through
Wednesday will be reserved for appointments, tournaments, and special events. He
said there is adequate parking to the north and east of the building.
Mr. Olson explained the request meets the special use standards and is a good use
of the location and will be a benefit to the other businesses located in the area. He
stated the City recommends approval of this petition.
Chair Maxwell asked if there were any comments from the public in which there were
none.
Chair Maxwell asked if there were any questions from the Commission members.
Planning and Zoning Commission
October 17, 2022
Page 4 of 4
Bill McMahon asked about the number of employees that would be employed when
they open. Mr. Williams responded it will just be him and his family to start, but as
business picks up an additional 2-6 employees may be hired.
Max Maxwell indicated he thought the use was a good idea and wonderful use of the
proposed tenant space.
Ms. O’Flaherty stated based upon the submitted petition, testimony presented and
findings of fact, the Planning and Zoning Commission forward its findings of fact and
recommend to the City Council approval of a special use permit for an amusement
establishment (cyber and esports café) at 901 Lucinda Ave in tenant space 901-E as
shown on Exhibit A of the staff report.
Ms. Pena-Graham seconded the motion.
A roll call vote was taken. Ms. O’Flaherty – Yes, Ms. Pena-Graham – Yes, Mr.
McMahon – Yes, Chair Maxwell - Yes. Steve Becker, Shannon Stoker, and Jerry
Wright were absent. Motion passed 4-0-3.
F. REPORTS
Planning Director Olson informed the Commission the next meeting is November 7.
He noted one public hearing is currently scheduled, which is a special use permit for
202-204 Chamberlain Dr. with another hearing likely. Mr. Olson informed the
Commission the Plat for Park 88 was approved at the last Council meeting. Mr. Olson
spoke on taking part in the DeKalb County Regional Planning Commission meeting
next Thursday (27th) in which he will be presenting the City’s Comprehensive Plan.
G. ADJOURNMENT
Mr. McMahon motioned to adjourn, Ms. O’Flaherty seconded the motion, and the
motion was approved by unanimous voice vote. The Planning and Zoning Commission
Meeting adjourned at 6:25 PM.
Minutes prepared by: Stephanie Turner Approved: November 7, 2022
Agenda
DEKALB PLANNING AND ZONING COMMISSION AGENDA
Monday, October 17, 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. October 3, 2022
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
E. NEW BUSINESS
1. Public Hearing – Application for approval of a Preliminary and Final Plat for the DeKalb County Nursing
Home Subdivision and approval of an amendment to Ordinance 2019-003 to amend the interior lot line
setbacks between the DeKalb County Nursing Home and DeKalb County Health Department located at
2550 and 2600 N. Annie Glidden Road (DeKalb County).
2. Public Hearing – A petition by 4Willz LLC represented by William Williams for approval of a special use
permit for an amusement establishment (cyber and esports café) for 901 Lucinda Ave., tenant space E.
F. REPORTS
G. 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
October 3, 2022
Page 1 of 4
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
October 3, 2022
The Planning and Zoning Commission held a meeting on October 3, 2022, at the DeKalb Public
Library in the Yusunas Meeting Room located at 309 Oak Street, DeKalb, Illinois. Vice Chair Bill
McMahon 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, Shannon Stoker, Jerry Wright,
and Vice Chair Bill McMahon. Maria Pena-Graham and Max Maxwell were absent.
Planning Director Dan Olson was present representing the City of DeKalb.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Vice Chair McMahon requested a motion to approve the October 3, 2022, agenda as
presented. Mr. Wright motioned to approve the agenda as presented. Ms. Stoker
seconded the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
1. September 19, 2022 – Vice Chair McMahon requested a motion to approve the
September 19, 2022, minutes as presented. Mr. Becker motioned to approve the
minutes as presented. Ms. O’Flaherty 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 Thomas Inboden for approval of a variance to Article
13.06.04 of the Unified Development Ordinance in order to incorporate a 50 sq. ft.
electronic changeable copy sign (electronic message center) on an existing legal non-
conforming ground sign at 1106 N. 1st St. (Inboden’s Meat Market).
Tom Inboden, of Inboden’s Meat Market, mentioned the size of the proposed sign will
be a little smaller than the existing sign and explained the top portion of the sign would
be a solid name plate with the bottom portion being the electronic changeable area.
Mr. Inboden touched on the reasons for the request being safety, time savings, and
the ability to get messages out quickly. He stated with the current lettering system,
letters are stolen, people have changed messages, and threats have been posted on
the board.
Planning and Zoning Commission
October 3, 2022
Page 2 of 4
Planning Director Olson went over the staff report dated September 29, 2022 and
explained the current manual lettering message board was issued a permit in 2008.
He noted the sign is currently 12 ft. high and 70 sq. ft. which is a legal non-conforming
sign. Mr. Olson stated the ordinance for electronic message centers was amended a
few years ago to allow them as a permitted use if they meet the requirements. He
informed the brick base of the current sign will stay with the digital display portion
above it. He also mentioned the sign will be slightly smaller in height than the current
sign.
Mr. Olson discussed approvals for digital display signs within the past few years,
including a variance in 2020 for the First National Bank of Omaha sign along W.
Lincoln Highway. He explained the variance is for the size of the electronic display
portion of the sign. Mr. Olson said the signs in the surrounding area are actually higher
and larger than the proposed sign. Mr. Olson stated electronic message center signs
are more efficient and becoming more affordable and this proposal meets all the
requirements in the UDO. He added the applicant will adhere to the standards and
regulations for electronic message boards in the UDO.
Planning Director Olson spoke on the public input the City received which was four
letters of support for the request. Charles and Christine Hacker of 117 Tilton Park
Drive, John and Kathryn Butler of 24 Tilton Park Drive, Covar Property of 120 W.
Hillcrest, and Carol Lemay of 1130 N. 1st St. all support the proposal. Mr. Olson said
the City recommends approval of the variance.
Vice Chair McMahon asked if there were any comments from the public in which there
were none.
Vice Chair McMahon asked if there were any questions from the Commission
members.
Steve Becker inquired if the sign would stay illuminated 24 hours a day. Tom Inboden
responded the current sign is illuminated 24 hours a day and the proposed sign would
be as well. Mr. Becker made a statement on small businesses needing to be adaptive
to keep an advantage and electronic message centers can help promote businesses
in an effective manner.
Jerry Wright questioned if Inboden’s owns the property that used to be Duck Soup
Coop to which Tom Inboden responded a land holding company owns it, but they use
the property. Jerry Wright wondered why signage for the business could not be placed
along Hillcrest Dr. Mr. Inboden stated that side of the building does not keep paint so
signage on the building will not work. He added there was a sign in this location several
years ago but was knocked down by a truck.
Ms. O’Flaherty stated that based on the submitted petition and testimony presented
and findings of fact, the Planning and Zoning Commission approve a variance to Article
13.06.04 of the Unified Development Ordinance in order to allow a 50 sq. ft. electronic
changeable copy sign (electronic message center) on an existing legal non-
conforming ground sign located on the Subject Property at 1106 N. 1st St. subject to
the design, dimensions and location as shown on the sign detail and location map
Planning and Zoning Commission
October 3, 2022
Page 3 of 4
dated 9-9-22 labeled as Exhibit A and subject to the total sign height not exceeding 12
feet.
Mr. Wright seconded the motion.
A roll call vote was taken. Mr. Becker – Yes, Ms. O’Flaherty – Yes, Ms. Stoker – Yes,
Mr. Wright – Yes, Vice Chair McMahon – Yes. Maria Pena-Graham and Max Maxwell
were absent. Motion passed 5-0-2.
2. Minor Subdivision – Approving a Final Plat of Subdivision for Park 88 Unit 5 along
Macom Dr. (Park 88 Group, LLC.)
Mark Goode, of Venture One Real Estate, and developer of the Park 88 Business
Park, and William Bohne, of Jacob and Hefner Associates, who are the Civil
Engineers and Surveyors of the project approached the podium to speak. Mr. Goode
described the site along the south side of Macom Dr. that needs to be subdivided for
a potential 150,000 sq. ft. food facility. He added the entire site is too large for the
developer which leaves a corner lot that will still be marketable.
Planning Director Olson covered the staff report dated September 29, 2022 and
described the request as a 15.5-acre minor subdivision plat on Macom Drive across
from Target for a future development called Project Verdant. Mr. Olson explained the
Park 88 Agreement requires developers to submit a preliminary and final plan to the
City, so this will come before the Commission again. Mr. Olson stated the City
recommends approval of this plat of subdivision.
Vice Chair McMahon asked if there were any questions from the Commission
members.
Jerry Wright asked if the lot is located next to 3M. Planning Director Olson stated yes.
Mark Goode added it is north of one of the 3M buildings and west of another.
Shannon Stoker moved the Planning and Zoning Commission recommend approval
of the Plat of Subdivision for Park 88 Unit 5 dated 8/15/22 prepared by Jacob & Hefner
Associates as shown on Exhibit A.
Mr. Becker seconded the motion.
A roll call vote was taken. Mr. Becker – Yes, Ms. O’Flaherty – Yes, Ms. Stoker – Yes,
Mr. Wright – Yes, Vice Chair McMahon – Yes. Maria Pena-Graham and Max Maxwell
were absent. Motion passed 5-0-2.
F. REPORTS
Planning Director Olson informed the Commission the next meeting is October 17 and
two hearings are currently scheduled. He added the first hearing is for DeKalb County
requesting approval of a plat of subdivision and a minor amendment to the Planned
Development Ordinance for the County Nursing Home. He added the second hearing
is for a request for a Cyber Café and Esports Café at 901 Lucinda Ave. Mr. Olson
Planning and Zoning Commission
October 3, 2022
Page 4 of 4
stated the Council approved the Afton Road annexation and rezoning at their last
meeting and also had a first reading on a development agreement for the Nehring
Electrical Works properties along Locust Street. He noted zoning provisions in the
agreement will be presented to the Commission in the future.
G. ADJOURNMENT
Mr. Wright motioned to adjourn, Ms. Stoker seconded the motion, and the motion was
approved by unanimous voice vote. The Planning and Zoning Commission Meeting
adjourned at 6:25 PM.
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
October 13, 2022
TO: DeKalb Planning and Zoning Commission
FROM: Dan Olson, Planning Director
RE: Preliminary and Final Plat of the DeKalb County Nursing Home Subdivision
and Amendment to Ordinance 2019-003 Regarding the Interior Lot Line
Setbacks for the Property Located at 2550 and 2600 N. Annie Glidden Road
(DeKalb County).
I. GENERAL INFORMATION
A. Purpose To accommodate the selling of the DeKalb
County Nursing Home.
B. Location/Size 2550 and 2600 N. Annie Glidden Road/19.55
acres
C. Petitioner DeKalb County
D. Existing Zoning “PD-R” Planned Development Residential
District.
E. Existing Land Use DeKalb County Rehab and Nursing Center
and Health Department
F. Surrounding Zoning and Land Use North: “PD-R”; Agriculture
South: “SFR1”; Multi-Family, Fire
Department, County Building
East: “SFR1”; Open Space
West: “PD-R” and Unincorporated, Church
– Under Construction, Assisted
Living, Agriculture
G. Comprehensive Plan Designation Institutional
II. BACKGROUND AND ANALYSIS
The applicant, DeKalb County, is requesting approval of a Preliminary and Final Plat for
the DeKalb County Nursing Home Subdivision and an approval of an amendment to
Ordinance 2019-003 to remove the interior lot line setbacks between the DeKalb County
Rehab and Nursing Center and the DeKalb County Health Department. The purpose of
the request is to resubdivide the DeKalb County Health Facilities Subdivision to create
separate lots for the Nursing Home and Health Department. Ordinance 2019-003
approved an amendment to the original 1998 Ordinance for the campus to allow for an
addition onto the Nursing Home.
The background material from DeKalb County indicates the County Board has entered
into a letter of intent to sell the DeKalb County Rehab and Nursing Center. As part of the
sale process, the Rehab and Nursing Center building needs to be subdivided out from
the Health Department building and the rest of the County Campus. The subdivision plat
shows a proposed lot line running through a small corridor connecting the Health
Department and Nursing Home areas. The building setback between the proposed lots 1
and 2 needs to be removed to avoid the building from violating the setbacks in Ordinance
2019-003 and the UDO.
The staff has reviewed the Plat and there are comments relating to the multi-use path
along the north side of the site, and the private sanitary sewer lines over the proposed
Lot 2. Staff is recommending the multi-use path be dedicated in a public easement and
memorialized that it may not be removed or altered without a City written authorization.
In addition, a blanket access easement is also needed for the benefit of the proposed Lot
2 (Nursing Home) over Lot 1 (Health Department). Finally, the Kishwaukee Water
Reclamation District is requesting easements over the sanitary sewer lines on Lot 2 and
indicating an assessment of the sewers is needed to check the condition of them in order
to take over the maintenance. The applicant has noted the easements will be provided
under separate cover. The staff is recommending the comments be addressed prior to
the recording of the Final Plat. An update will be provided at Monday’s meeting.
III. PUBLIC RESPONSE/COMMENTS
As of the posting of the agenda on October 13, the City has not received any public
comments regarding the requests.
IV. RECOMMENDATION
Staff would recommend approval of the requests and a sample motion has been prepared
below.
Sample Motion
Based upon the submitted petition and testimony presented, I move the Planning and
Zoning Commission recommend to the City Council approval of the Preliminary Plat of
Page |2
the DeKalb County Nursing Home Subdivision dated 8-27-22 and the Final Plat of the
DeKalb County Nursing Home Subdivision dated 9-8-22 labeled as Exhibit A and an
amendment to Ordinance 2019-003 to remove the interior lot line setbacks between Lots
1 and 2 for the property located at 2550 and 2600 N. Annie Glidden Rd. and any other
amendments to allow for the sale of the Nursing Home property, subject to staff comments
related to easements being addressed on the Final Plat prior to recording.
Page |3
EXHIBIT A
DATE
REVISIONS
DESCRIPTION
No.
LOT 2
PH: 815.433.2080
Illinois Design Firm Registration #184.007637-0014
www.imegcorp.com
CURVE TABLE
CURVE LENGTH RADIUS CHORD BEARING CHORD DISTANCE
C1 73.95' 435.00' S 35°17'12" W 73.86'
1138 COLUMBUS STREET
C2 812.04' 435.00' S 23°03'43" E 699.16'
C3 45.17' 21.32' S 15°05'50" E 37.18'
OTTAWA, IL 61350
C4 57.03' 156.79' N 59°47'02" W 56.72'
C5 19.16' 433.59' S 25°31'16" W 19.16'
LEGEND C6 66.03' 28.00' N 54°24'20" W 51.76'
REBAR, FOUND
C7 39.47' 57.85' S 39°30'44" W 38.71'
PIPE, FOUND
DEKALB COUNTY NURSING HOME
C8 172.15' 165.00' S 14°10'46" E 164.45'
LOT 1 CONCRETE MONUMENT, FOUND
C9 885.99' 435.00' S 18°11'31" E 740.59'
SECTION CORNER
PRELIMINARY PLAT OF
SUBDIVISION BOUNDARY
EASEMENT LINE
SECTION LINE
EXISTING LOT LINE
PUE PUBLIC UTILITY EASEMENT
DEKALB, ILLINOIS
WME WATER MAIN EASEMENT
SSE SANITARY SEWER EASEMENT
EXISTING FIRE HYDRANT
SUBDIVISION
SUBDIVISION
EXISTING WATER VALVE
EXISTING STORM SEWER MANHOLE
EXISTING MANHOLE
EXISTING VALVE VAULT
EXISTING FLARED END SECTION
EXISTING STORM SEWER
EXISTING SANITARY SEWER
EXISTING WATER MAIN
IMEG Project No:
22005375.00
File Name:
Preliminary Plat.dwg
C COPYRIGHT 2022
ALL RIGHTS RESERVED
Field Book No:
Drawn By: MLW
Checked By: JAK
Date: 8/27/2022
D-304
Sheet 1 of 1
EXHIBIT A
DATE
REVISIONS
DESCRIPTION
No.
LEGEND
PH: 815.433.2080
REBAR, FOUND
PIPE, FOUND
Illinois Design Firm Registration #184.007637-0014
www.imegcorp.com
CONCRETE MONUMENT, FOUND
LOT 2 SECTION CORNER
SUBDIVISION BOUNDARY
EASEMENT LINE
SECTION LINE
1138 COLUMBUS STREET
EXISTING LOT LINE
PUE PUBLIC UTILITY EASEMENT
OTTAWA, IL 61350
WME WATER MAIN EASEMENT
SSE SANITARY SEWER EASEMENT
CURVE TABLE
DEKALB COUNTY NURSING HOME
CURVE LENGTH RADIUS CHORD BEARING CHORD DISTANCE
FINAL PLAT OF SUBDIVISION
C1 73.95' 435.00' S 35°17'12" W 73.86'
C2 812.04' 435.00' S 23°03'43" E 699.16'
LOT 1 C3
C4
45.17'
57.03'
21.32'
156.79'
S 15°05'50" E
N 59°47'02" W
37.18'
56.72'
C5 19.16' 433.59' S 25°31'16" W 19.16'
C6 66.03' 28.00' N 54°24'20" W 51.76'
DEKALB, ILLINOIS
C7 39.47' 57.85' S 39°30'44" W 38.71'
C8 172.15' 165.00' S 14°10'46" E 164.45'
C9 885.99' 435.00' S 18°11'31" E 740.59'
SUBDIVISION
IMEG Project No:
22005375.00
File Name:
Final Plat of Subdivision Sheet
1.dwg
C COPYRIGHT 2022
ALL RIGHTS RESERVED
Field Book No:
Drawn By: MLW
Checked By: GWP
Date: 9/8/2022
D-303
Sheet 1 of 2
DEKALB COUNTY NURSING HOME REVISIONS
Final Plat of Subdivision Sheet 22005375.00 No. DESCRIPTION DATE
C COPYRIGHT 2022 SUBDIVISION
DEKALB, ILLINOIS
1138 COLUMBUS STREET PH: 815.433.2080
Field Book No:
2.dwg File Name: OTTAWA, IL 61350 www.imegcorp.com
Date: 8/27/2022 Drawn By: MLW
ALL RIGHTS RESERVED
Sheet 2 of 2 D-303 Checked By: JAK IMEG Project No:
FINAL PLAT OF SUBDIVISION Illinois Design Firm Registration #184.007637-0014
Community Development Department
110 E. Sycamore Street
Sycamore, IL 60178
(815) 895-7188
dekalbcounty.org
September 23, 2022
City of DeKalb
Dan Olson
164 E. Lincoln Highway
DeKalb, Illinois 60115
RE; Planned Development Amendment
Mr. Olson,
Please utilize the following paragraph as the narrative for the zoning request by DeKalb
County Government.
"The DeKalb County Board has entered into a letter of intent to sell the DeKalb County
Rehab and Nursing Center(DCRNC). As part of the sale process, the adjoined building
to the DeKalb County Health Department needs to be subdivided and separated from the
rest of the County Campus along North Annie Glidden Road, DeKalb Illinois. Therefore,
DeKalb County Government Is seeking approvals to amend the Planned Development
Ordinances and associated plats/plans regulating and illustrating buildings, parcel lines
and uses on the property that would allow the County Board to consummate the sale of
the DCRNC. These requests also seek the approval of both the Preliminary and Final
Plat of the DeKalb County Nursing Home Subdivision."
Should you have questions or require further information please let me know.
Otherwise, I look forward to working through this process together.
Yours Truly,
Derek Hiland, Directof
Co: Brian Gregory, County Administrator
LEGAL NOTICE
NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning
Commission at its regular meeting on Monday, October 17, 2022, at 6:00 p.m. in the Yusunas
Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by DeKalb
County for approval of an amendment to Ordinance 2019-003 to amend the interior lot line
setbacks between the DeKalb County Nursing Home and DeKalb County Health Department to
accommodate the resubdivision of the DeKalb County Health Facilities Subdivision. The subject
site is located at 2550 and 2600 N. Annie Glidden Road, has a Parcel Identification Number (PIN)
of 08-10-300-034 and is zoned “PD-R” Planned Development Residential District.
All interested persons are invited to appear and be heard at the time and place listed above.
Interested persons are also encouraged to submit written comments on the proposal to the City of
DeKalb, Community Development Department, 164 E. Lincoln Highway, DeKalb, Illinois, 60115
by 12:00 p.m. on Monday, October 17, 2022, or by e-mail to dan.olson@cityofdekalb.com. Further
information regarding the petition is available from the Community Development Department at
(815) 748-2361 or on the City of DeKalb’s web page at
https://www.cityofdekalb.com/1103/Public-Hearings.
Max Maxwell, Chair
DeKalb Planning and Zoning Commission
Legal Description for DeKalb County Nursing Home Subdivision:
PART OF LOT 1 AS DESIGNATED UPON THE FINAL PLAT OF DEKALB COUNTY HEALTH FACILITIES
SUBDIVISION, BEING A RESUBDIVISION OF LOTS 4 AND 5 OF DRESSER FARM SUBDIVISION OF PART OF
THE SOUTHWEST QUARTER OF SECTION 10, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD
PRINCIPAL MERIDIAN ACCORDING TO THE PLAT THERE RECORDED AUGUST 23, 2002 IN PLAT CABINET 9
AT SLIDE NO. 33-D AS DOCUMENT NO. 2002016211, CITY OF DEKALB, DEKALB COUNTY ILLINOIS:
EXCEPTING THEREFROM ANY PART FALLING IN THE FINAL PLAT OF WINDSONG ACRES AS RECORDED ON
SEPTEMBER 8, 2006 IN PLAT 9, AT SLIDE NO 198-A AS DOCUMENT NO. 2006016822, AND AFFIDAVIT OF
CORRECTIONS RECORDED FEBRUARY 15, 2007 AS DOCUMENT NO. 2007002758, IN DEKALB COUNTY,
ILLINOIS, AND ALSO EXCEPTING THAT PART OF LOT 1 OF DEKALB COUNTY HEALTH FACILITIES
SUBDIVISION NOW WITHIN LOT 12 OF DRESSER FARM RESUBDIVISION, AS RECORDED ON OCTOBER 9,
2002 IN PLAT 9, AT SLIDE NO 38-A AS DOCUMENT NO. 2002021704, IN THE CITY OF DEKALB, DEKALB
COUNTY, ILLINOIS, BEING MORE PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHWEST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 10;
THENCE NORTH 89 DEGREES 59 MINUTES 26 SECONDS EAST ALONG THE NORTH LINE OF SAID
SOUTHWEST QUARTER, A DISTANCE OF 60.00 FEET TO THE NORTHWEST CORNER OF LOT 1 IN SAID
DEKALB COUNTY HEALTH FACILITIES SUBDIVISION; THENCE CONTINUING NORTH 89 DEGREES 59
MINUTES 26 SECONDS EAST ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 591.05 FEET TO
THE POINT OF BEGINNING; THENCE CONTINUING NORTH 89 DEGREES 59 MINUTES 26 SECONDS EAST
ALONG THE NORTH LINE OF SAID LOT 1, A DISTANCE OF 827.28 FEET; THENCE SOUTH 28 DEGREES 00
MINUTES 00 SECONDS WEST ALONG THE EAST LINE OF SAID LOT 1, A DISTANCE OF 235.39 FEET;
THENCE SOUTH 40 DEGREES 00 MINUTES 00 SECONDS WEST ALONG SAID EAST LINE, A DISTANCE OF
599.42; THENCE SOUTH 00 DEGREES 11 MINUTES 31 SECONDS WEST ALONG SAID EAST LINE, A
DISTANCE OF 135.00 FEET; THENCE SOUTH 17 DEGREES 12 MINUTES 25 SECONDS EAST ALONG SAID
EAST LINE, A DISTANCE OF 131.50; THENCE SOUTH 72 DEGREES 47 MINUTES 35 SECONDS WEST ALONG
SAID EAST LINE, A DISTANCE OF 41.21 FEET; THENCE SOUTH 00 DEGREES 11 MINUTES 31 SECONDS
WEST ALONG SAID EAST LINE, A DISTANCE OF 383.19 FEET; THENCE NORTH 89 DEGREES 48 MINUTES 29
SECONDS WEST, A DISTANCE OF 315.00 FEET; THENCE SOUTH 00 DEGREES 11 MINUTES 31 SECONDS
WEST, A DISTANCE OF 35.00 FEET; THENCE NORTH 89 DEGREES 48 MINUTES 29 SECONDS WEST ALONG
THE SOUTH LINE OF SAID LOT 1, A DISTANCE OF 22.45 FEET TO THE SOUTHEAST CORNER OF SAID
WINDSONG ACRES SUBDIVISION; THENCE NORTH 00 DEGREES 11 MINUTES 31 SECONDS EAST ALONG
THE EAST LINE OF SAID WINDSONG ACRES, A DISTANCE OF 370.79 FEET; THENCE ALONG A CURVE
HAVING A RADIUS OF 435.00 FEET, A LENGTH OF 885.99 FEET, A CHORD BEARING OF NORTH 18
DEGREES 11 MINUTES 31 SECONDS WEST AND A CHORD LENGTH OF 740.59 FEET, SAID CURVE BEING
ON THE EAST LINE OF SAID WINDSONG ACRES; THENCE NORTH 40 DEGREES 09 MINUTES 22 SECONDS
EAST ALONG THE EAST LINE OF SAID WINDSONG ACRES, A DISTANCE OF 369.48 FEET TO THE POINT OF
BEGINNING, CONTAINING 19.55 ACRES, MORE OR LESS, ALL BEING IN THE CITY OF DEKALB, DEKALB
COUNTY, ILLINOIS.
DATE
REVISIONS
DESCRIPTION
No.
LOT 2
PH: 815.433.2080
Illinois Design Firm Registration #184.007637-0014
www.imegcorp.com
CURVE TABLE
CURVE LENGTH RADIUS CHORD BEARING CHORD DISTANCE
C1 73.95' 435.00' S 35°17'12" W 73.86'
1138 COLUMBUS STREET
C2 812.04' 435.00' S 23°03'43" E 699.16'
C3 45.17' 21.32' S 15°05'50" E 37.18'
OTTAWA, IL 61350
C4 57.03' 156.79' N 59°47'02" W 56.72'
C5 19.16' 433.59' S 25°31'16" W 19.16'
LEGEND C6 66.03' 28.00' N 54°24'20" W 51.76'
REBAR, FOUND
C7 39.47' 57.85' S 39°30'44" W 38.71'
PIPE, FOUND
DEKALB COUNTY NURSING HOME
C8 172.15' 165.00' S 14°10'46" E 164.45'
LOT 1 CONCRETE MONUMENT, FOUND
C9 885.99' 435.00' S 18°11'31" E 740.59'
SECTION CORNER
PRELIMINARY PLAT OF
SUBDIVISION BOUNDARY
EASEMENT LINE
SECTION LINE
EXISTING LOT LINE
PUE PUBLIC UTILITY EASEMENT
DEKALB, ILLINOIS
WME WATER MAIN EASEMENT
SSE SANITARY SEWER EASEMENT
EXISTING FIRE HYDRANT
SUBDIVISION
SUBDIVISION
EXISTING WATER VALVE
EXISTING STORM SEWER MANHOLE
EXISTING MANHOLE
EXISTING VALVE VAULT
EXISTING FLARED END SECTION
EXISTING STORM SEWER
EXISTING SANITARY SEWER
EXISTING WATER MAIN
IMEG Project No:
22005375.00
File Name:
Preliminary Plat with Aerial.dwg
C COPYRIGHT 2022
ALL RIGHTS RESERVED
Field Book No:
Drawn By: MLW
Checked By: JAK
Date: 8/27/2022
D-304
Sheet 1 of 1
DATE
REVISIONS
DESCRIPTION
No.
LEGEND
PH: 815.433.2080
REBAR, FOUND
PIPE, FOUND
Illinois Design Firm Registration #184.007637-0014
www.imegcorp.com
CONCRETE MONUMENT, FOUND
LOT 2 SECTION CORNER
SUBDIVISION BOUNDARY
EASEMENT LINE
SECTION LINE
1138 COLUMBUS STREET
EXISTING LOT LINE
PUE PUBLIC UTILITY EASEMENT
OTTAWA, IL 61350
WME WATER MAIN EASEMENT
SSE SANITARY SEWER EASEMENT
CURVE TABLE
DEKALB COUNTY NURSING HOME
CURVE LENGTH RADIUS CHORD BEARING CHORD DISTANCE
FINAL PLAT OF SUBDIVISION
C1 73.95' 435.00' S 35°17'12" W 73.86'
C2 812.04' 435.00' S 23°03'43" E 699.16'
LOT 1 C3
C4
45.17'
57.03'
21.32'
156.79'
S 15°05'50" E
N 59°47'02" W
37.18'
56.72'
C5 19.16' 433.59' S 25°31'16" W 19.16'
C6 66.03' 28.00' N 54°24'20" W 51.76'
DEKALB, ILLINOIS
C7 39.47' 57.85' S 39°30'44" W 38.71'
C8 172.15' 165.00' S 14°10'46" E 164.45'
C9 885.99' 435.00' S 18°11'31" E 740.59'
SUBDIVISION
IMEG Project No:
22005375.00
File Name:
Final Plat of Subdivision Sheet
1.dwg
C COPYRIGHT 2022
ALL RIGHTS RESERVED
Field Book No:
Drawn By: MLW
Checked By: GWP
Date: 9/8/2022
D-303
Sheet 1 of 2
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
October 13, 2022
TO: DeKalb Planning and Zoning Commission
FROM: Dan Olson, Planning Director
RE: Special Use Permit for an Amusement Establishment (Cyber and Esports
Café) at 901 Lucinda Ave. (4Willz LLC represented by William Williams)
I. GENERAL INFORMATION
A. Purpose Establishment of a cyber and esports café.
B. Location/Size 901 Lucinda Ave./1.5 acres
C. Petitioner 4Willz LLC represented by William Williams
D. Existing Zoning “LC” Light Commercial District
E. Existing Land Use Multi-tenant commercial building
F. Surrounding Zoning and Land Use North: “LC”; Parking Lot, Church
South: “NIU”; NIU Campus
East: “LC” and “MFR2”; Parking Lot, Multi-
Family Residential
West: “LC”, Multi-Family Residential
G. Comprehensive Plan Designation 2022 – Commercial & High-Density Res.
II. BACKGROUND AND ANALYSIS
The petitioner, 4Willz LLC represented by William Williams, is requesting approval of a
special use permit for an amusement establishment (cyber and esports café). The subject
location is in tenant space 901-E at the Village Commons Bookstore Building at 901
Lucinda Ave. The proposed tenant space is 2,144 sq. ft. and located near the middle of
the lower level.
The proposed use is essentially a form of competition using video games. Esports often
takes the form of organized, multiplayer video game competitions, between individuals or
teams. The space will contain between 30 and 40 computer and game consoles. The
hours of operation will be 6:00PM to 2:00AM Thursday and Friday, 10:00AM to 2:00AM
on Saturday and 11:00AM to 11:00PM on Sunday. Monday through Wednesday will be
reserved for appointments, tournaments, and special events. The business will offer non-
alcoholic beverages and snacks. Adequate parking is provided to the east and north of
the building.
III. STANDARDS OF A SPECIAL USE
1. The proposed special use complies with all provisions of the applicable
district regulations.
The proposed special will comply with all regulations of the “LC” Light Commercial District
and the Unified Development Ordinance (UDO).
2. The proposed special use will not be unreasonably detrimental to the value
of other property in the neighborhood in which it is to be located or to the public
welfare at large.
The proposed special use will not have a detrimental effect on the adjacent properties or
land uses. The site has been zoned “LC” Light Commercial for decades. The building
contains a variety of commercial and service uses that are compatible with the proposed
special use. In addition, the proposed use fits in well with the adjacent university and
meets the recommendations of the City’s 2022 Comprehensive Plan.
3. The location and size of the special use, the nature and intensity of the
operation involved in or conducted in connection with it, and the location of the
site with respect to streets giving access to it are such that the special use will not
dominate the immediate neighborhood so as to prevent development and use of
neighboring property in accordance with the applicable zoning district regulations.
The granting of the special use will not dominate the immediate area and will not prevent
development on the neighboring properties. The building already has a variety of
commercial and service uses that will be compatible with the proposed use. With the
proximity of NIU, the proposed location is ideal for students and others interested in
esports gaming.
Page |2
4. Adequate utility, drainage and other such necessary facilities have been or
will be provided.
Adequate public services are already provided to the subject tenant space. There is
adequate parking to the east and north sides of the building.
5. The proposed use, where such developments and uses are deemed
consistent with good planning practice, or can be operated in a manner that is not
detrimental to the permitted developments and uses in the district; can be
developed and operated in a manner that is visually compatible with the permitted
uses in the surrounding area; shall in all other respects conform to the applicable
regulations of the district in which it is located; and is deemed essential or
desirable to preserve and promote the public health, safety and general welfare of
the City of DeKalb.
The proposed special use will not be detrimental to the permitted developments and uses
on the site or to the surrounding area. With the proximity of NIU, the proposed location is
ideal for students and others interested in esports gaming. The proposed special use will
be in compliance with the 2022 Comprehensive Plan. Adequate parking is provided to the
east and north of the building.
IV. CITIZEN RESPONSE/COMMENTS
As of the posting of the agenda on October 13, the City has not received any public
comments.
V. RECOMMENDATION
The staff recommends approval, and a sample motion is below.
Sample Motion – Special Use Permit:
Based upon the submitted petition, testimony presented and findings of fact, I move the
Planning and Zoning Commission forward its findings of fact and recommend to the City
Council approval of a special use permit for an amusement establishment (cyber and
esports café) at 901 Lucinda Ave in tenant space 901-E as shown on Exhibit A.
Page |3
EXHIBIT A
Proposed use and description
The proposed use is a Cyber and Esports Cafe offering non-alcoholic beverages and snacks.
This establishment would not prevent any development and use of neighboring properties or
impact adjacent existing and future land uses. Furthermore, it would not impact property values
or the general public's health, safety, or welfare. And, we will conform to all elements of the UDO.
G-Spot Labs (Gathering, Games, Gigabytes, & Good Times)will open this winter with a
pilot(alpha/soft) opening.
With the following hours:
● Thursday 6 pm to 2 am
● Friday 6 pm to 2 am
● Saturday 10 am to 2 am
● Sunday 11 am to 11 pm
● Monday thru Wednesday - (Appointments, Sponsored Tournaments, Special Events,
Fundraisers).
After the pilot phase, we will analyze the feedback from our customers. Still, ideally, we would
open earlier on weekdays, and more of a regular cadence on Monday, Tuesday, and
Wednesday.
We will offer in total between 30 and 40 computer and game consoles, 10 to 20 game consoles,
and 10 to 20 computers. We will progressively add consoles and computers during the year after
analyzing customer demand during our initial phases. Once we complete our beta phase and
expand our services and programs, we will look to boost employment. But During the pilot and
beta phases, the owners will be hands-on while looking to automate as many processes as
possible.
LEGAL NOTICE
NOTICE is hereby given that a public hearing will be held before the DeKalb Planning and Zoning
Commission at its regular meeting on Monday, October 17, 2022, at 6:00 p.m. in the Yusunas
Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by 4Willz
LLC represented by William Williams for approval of a special use permit for an amusement
establishment (cyber and esports café) for 901 Lucinda Ave., tenant space E. The subject site has
Parcel Identification Numbers (PIN’s) of 08-15-351-007 and 08-15-351-006 and is zoned LC –
Light Commercial District.
All interested persons are invited to appear and be heard at the time and place listed above.
Interested persons are also encouraged to submit written comments on the proposal to the City of
DeKalb, Community Development Department, 164 E. Lincoln Highway, DeKalb, Illinois, 60115
by 12:00 p.m. on Monday, October 17, 2022, or by e-mail to dan.olson@cityofdekalb.com. Further
information regarding the petition is available from the Community Development Department at
(815) 748-2361 or on the City of DeKalb’s web page at
https://www.cityofdekalb.com/1103/Public-Hearings.
Max Maxwell, Chair
DeKalb Planning and Zoning Commission