Planning & Zoning Commission

DEKALB PLANNING AND ZONING COMMISSION AGENDA Monday, July 20, 2026 6:00 P.M. DeKalb Public Library Yusunas Meeting Room 309 Oak St. DeKalb, IL 60115 A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. July 6, 2026. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – A petition by Adrian Cordova for a special use permit to allow an additional dwelling unit above the ground floor on a lot having an area less than 1,500 sq. ft. per dwelling for the property located at 332-336 E. Lincoln Hwy. F. REPORTS G. ADJOURNMENT Assistive services, including hearing assistance devices, available upon request. Planning and Zoning Commission July 6, 2026 Page 1 of 3 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION July 6, 2026 The Planning and Zoning Commission held a meeting on July 6, 2026, in the Yusunas Meeting Room in the DeKalb Public Library, 309 Oak Street, DeKalb, Illinois. Chair McMahon called the meeting to order at 6:00PM. A. ROLL CALL Recording Secretary, Olivia Doss, called the roll. Planning and Zoning Commission members present were: Thomas Fellabaum, Catherine Murray, Brian Scholle, Scott Sisler, Jerry Wright, and Chair Bill McMahon. Planning Director Dan Olson, City Manager Bill Nicklas, and Assistant City Manager Bob Redel, were present representing the City. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair McMahon requested a motion to approve the July 6, 2026, agenda as presented. Mr. Wright motioned to approve the agenda as presented. Mr. Fellabaum seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES 1. June 15, 2026 – Chair McMahon requested a motion to approve the June 15, 2026, minutes as presented. Mr. Fellabaum motioned to approve the minutes as submitted. Mr. Wright seconded the motion, and the motion was approved by unanimous voice vote. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None. E. NEW BUSINESS a. Public Hearing – A petition by the City of DeKalb for a special use permit to allow a Public Transit Facility for 35-acre site with an address of 855 and 900 W Dresser Rd. located along the north side of W. Dresser Rd between Normal Rd. and N. Annie Glidden Rd. Chair McMahon introduced the agenda item, noting a memo for a motion to table the hearing was included. Planning Director Dan Olson explained why the City recommends the hearing be tabled with no specific future date set at this time. He said a more detailed noise study is being completed to determine the impact of the Transit Facility on nearby residents. Mr. Olson noted once the study is completed, a new hearing date will be set, and the City will send letters to those who received them previously mentioning the new hearing date. Chair McMahon requested a motion to table the hearing. Mr. Scholle moved to table the petition by the City of DeKalb for a special use permit to allow a Public Transit Facility for a 35-acre site with an address of 855 and 900 W. Dresser Rd. located along the north side of W. Dresser Rd. between Normal Rd and N. Annie Glidden Rd. The motion was seconded by Sisler. The motion passed by unanimous voice vote. b. Public Hearing – A petition by the City of DeKalb for text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code – Article 7.07 “Home Occupations”. Planning Director Dan Olson provided his Staff Report dated July 2, 2026 on the proposed amendments pertaining to home-based business regulations. He explained the changes were spurred by a local resident, Jessica Cima, of 250 Augusta Ave., who requested to use the original one-car garage located Planning and Zoning Commission July 6, 2026 Page 2 of 3 on her property to host educational classes. The classes would focus on teaching others how to grow and can their own food. Mr. Olson noted since the proposed amendments are to the UDO, this would affect all properties zoned Residential. Currently, home occupations must occur within the house and not in accessory structures, such as garages. Mr. Olson explained the amendment would only allow educational programming to occur in accessory structures, and the property must continue to look like a regular home. He also clarified educational programming would still not include any prohibited home occupations, such as auto-repair or carpentry. Ms. Olson stated Ms. Cima anticipates up to a maximum of 10 people being present for any classes she holds. He mentioned the site has driveway access from Augusta Ave. to Park Ave., which will accommodate any vehicles for the classes. He said Augusta and Park Avenues allow parking for residents only, with a permit. Mr. Olson explained he and City Manager Nicklas went to the site and visited with Ms. Cima and are very comfortable with the proposed text amendment language. He mentioned Ms. Cima was in the audience to answer any questions. Ms. Cima thanked the Commission for considering the text amendment changes to accommodate her proposed use. She commented sustainability is very important to her, stating she can’t change the world, but she feels she can have a positive impact on the community. No additional comments were made. The public hearing was closed at 6:09pm. Chair McMahon inquired if the amendments are approved does it mean any property zoned “R” – Residential can host educational class in an accessory structure. Mr. Olson responded as long as the requirements are met, they could do so. He added he does not believe it will happen often and they will review them on a case-by-case basis. Chair McMahon then asked if reviewing these requests was the best use of the City Manager’s time. City Manager Nicklas stated he supports Ms. Cima wanting to teach people how to make homemade items and this was an easy request. He also reiterated this residence is located in an area in town where permit only parking is allowed making it difficult to find a place to park. He does not feel there will be a large crowd, and it will be a very low impact use. He stated they will be looking for low impact uses on any future requests that come through. Mr. Fellabaum sought confirmation the intention of the homeowner and amendments were not to sell anything, but strictly to offer classes, which Mr. Olson confirmed. Mr. Scholle asked if there is a minimum square footage or maximum amount of people allowed. Mr. Nicklas responded nothing specific is currently included and each one will be taken on a case-by-case basis. Mr. Sisler inquired why a minimum square footage or maximum number of people was not included, and asked what happens if people want to host large Mary Kay parties, etc. Mr. Nicklas explained this is the first time there has been any interest in something like this. Mr. Redel added the amendments are for classes only, not for retail sales. Chair McMahon recapped that any future requests will be looked at on a case-by-case basis and must be related to the home business. He also inquired how those businesses would be affected if a new City Manager down the road were to amend the code. City Manager Nicklas explained the Council always has the ability to revoke an amendment, but he believes it is a good idea and a very responsible inquiry on the homeowner’s part. Chair McMahon requested a motion to approve. Mr. Scholle moved that based on the submitted petition and testimony presented, the Planning and Zoning Commission forward its findings of fact and Planning and Zoning Commission July 6, 2026 Page 3 of 3 recommend to the City Council approval of text amendments to Article 7.07 “Home Occupations” of the Unified Development Ordinance as indicated in Exhibit A of the staff report. Ms. Murray seconded the motion. A roll call vote was taken: Fellabaum – yes, Murray– yes, Scholle – yes, Sisler – yes, Wright – yes, Chair McMahon – yes. The motion passed 6-0-0. c. Election – Vice Chair Planning Director Olson introduced the election item on the agenda. He noted Mr. Wright stepped in at the last meeting in Chair McMahon’s absence and did a good job. He then opened it up for any nominations. Chair McMahon stated he only heard good things about the last meeting and nominated Jerry Wright as Vice Chair. No additional nominations were made. Mr. Fellabaum moved that Jerry Wright be approved as Vice Chair of the Planning and Zoning Commission Mr. Scholle seconded the motion. The motion was approved by unanimous voice vote. F. Staff Report Mr. Olson stated the next meeting on July 20th has one hearing scheduled for 332-336 E. Lincoln Highway. The property is zoned “CBD” – Central Business District and the owner would like to add a second apartment unit but does not quite meet the square footage required for an additional dwelling unit. A special use permit is being requested. He added at the last City Council meeting they approved the special use permit for the expansion at Hillcrest Covenant Church and the new manufacturing building for Park 88. Respectfully submitted, ___________________________ Olivia K. Doss, Recording Secretary Minutes approved by the Planning and Zoning Commission on July 20, 2026. Click here to view the agenda packet for the July 6, 2026, Planning and Zoning Commission Meeting. Click here to view the video recording of the July 6, 2026, Planning and Zoning Commission Meeting.  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT July 16, 2026 TO: DeKalb Planning and Zoning Commission FROM: Dan Olson, Planning Director RE: Special Use Permit to Allow an Additional Dwelling Unit Above the Ground Floor on a Lot Having an Area Less than 1,500 sq. ft. Per Dwelling Unit (Adrian Cordova) I. GENERAL INFORMATION A. Purpose Establishment of a second dwelling unit on the second floor of an existing building. B. Location/Size 332-336 E. Lincoln Hwy./.05 acres C. Petitioner Adrian Cordova D. Existing Zoning “CBD” Central Business District. E. Existing Land Use Commercial building; apartment unit F. Surrounding Zoning and Land Use North: “CBD”; Variety of Commercial Uses; Second Story Apartment Units South: “CBD”; RR, Parking Lot, Commercial East: “CBD”; RR, Commercial, Park West: “CBD”; Variety of Commercial Uses; Second Story Apartment Units G. Comprehensive Plan Designation Downtown II. BACKGROUND AND ANALYSIS The City received a special use permit application from Adrian Cordova to allow an additional dwelling unit above the ground floor on a lot having an area less than 1,500 sq. ft. per dwelling unit for the property at 332-336 E. Lincoln Hwy. Mr. Cordova is planning to convert former office space on the second floor of the building to a one-bedroom 468 sq. ft. apartment unit. There already is an existing 650 sq. ft. apartment unit on the second floor. There are currently three commercial tenant spaces on the ground level. HomePath Real Estate occupies 336 E. Lincoln Hwy, and the other two spaces are vacant. The property is zoned “CBD” Central Business District, which allows for dwelling units above the ground floor, however 1,500 sq. ft. of lot area is needed for each unit. The subject lot is 2,186 sq. ft. and 3,000 sq. ft. is needed for two dwelling units. The applicant indicates in their summary they plan to add a one-bedroom apartment or studio, with a shared entrance connected to the existing dwelling unit currently in use. The applicant also notes converting the space into an apartment unit will allow the space to be put to productive use while maintaining the character of the property. There is adequate public parking in the vicinity to accommodate the parking needs of the dwelling unit. There are 17 resident spaces reserved in the Gurler Public Parking Lot to the south of the site. Second story apartment units exist to the north and west of the building. The 2022 Comprehensive Plan encourages upper floor apartments in the downtown area which leads to more activity and foot traffic. In addition, the Plan also encourages a mix of housing types and affordable dwelling units. 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 “CBD” Central Business District and the UDO. The 2022 Comprehensive Plan encourages upper floor apartments which leads to more activity and foot traffic to the downtown area. In addition, the Plan also encourages a mix of housing types and affordable dwelling units. 2. The proposed special use will not be unreasonably detrimental to the value of other property in the neighborhood in which it is to be located or to the public welfare at large. The proposed special use will not have a detrimental effect on the adjacent properties or land uses. The surrounding area is already developed with a variety of commercial uses and apartment units on the upper levels. A public parking lot is located to the south of the subject site with resident parking allowed with permits. The additional apartment unit would help support the continued growth of the downtown area and vitality of the E. Lincoln Highway corridor. Page |2 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 of neighboring properties. The surrounding area is already developed with a variety of commercial uses including dwelling units above the ground floor. 4. Adequate utility, drainage and other such necessary facilities have been or will be provided. Adequate public services and utilities are already provided to the subject property. There is adequate public parking in the surrounding area with spaces available for resident parking. 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 in the surrounding area. The surrounding area is already developed with a variety of commercial uses including second story apartments. The 2022 Comprehensive Plan encourages upper floor apartments which leads to more activity and foot traffic to the downtown area. In addition, the Plan also encourages a mix of housing types and affordable dwelling units. V. PUBLIC RESPONSE/COMMENTS As of July 16, 2026 the City did not receive any public comments on the request. VI. 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 to allow an additional dwelling unit above the Page |3 ground floor on a lot having an area less than 1,500 sq. ft. per dwelling unit for the property located at 332-336 E. Lincoln Hwy. Page |4 To whom it may concern: Reference 332-336 Lincoln Hwy Dekalb, IL The plan for this space is to convert it into a mixed-use area by creating a new residential unit, a one-bedroom apartment or studio, with a shared entrance connected to the existing apartment currently in use. I believe this is an appropriate and beneficial use of the space, as it has remained vacant due to its attachment to the office area, making it difficult to rent or utilize effectively. Converting it into a residential unit will allow the space to be put to productive use while maintaining the character of the property. This proposal will not negatively impact on neighboring properties. An apartment already exists on the property and has operated without any adverse effects. In fact, this type of mixed-use arrangement is similar to many downtown buildings and would help support the continued growth and vitality of the Lincoln Highway corridor and downtown community. Additionally, I believe the addition of this residential unit will increase the property's value and contribute positively to the area. I do not foresee any issues with meeting the criteria outlined in the permit requirements. Thank you for your time and consideration. I appreciate the opportunity to present this proposal. Sincerely, Adrian Cordova  SPECIAL USE PERMIT PETITION TO: Community Development Department of the City of DeKalb, Illinois FROM: Petitioner Name(s): Adrian Cordova Phone: Petitioner’s Representative: Email: Mailing Address: 1209 Scott Ct. DeKalb, IL 60115 Property Owner: Adrian Cordova Phone: Mailing Address: 1209 Scott Ct. Email: DeKalb, IL 60115 1. The petitioner hereby petitions the City of DeKalb to approve a Special Use Permit for the following property: A. Legal Description and Parcel Number (s) – If necessary, attach the full legal description on a separate piece of paper: PIN'S 08-23-164-009 and 08-23-164-007 See attached legal description B. Street Address or Common Location: 332-336 E. Lincoln Highway C. Size of Property (square feet or acres): 2,186 sq. ft. D. Existing Zoning: CBD - Central Business District E. Proposed Special Use (as listed in the UDO): Dwelling unit above the ground floor on a lot having an area less than 1,500 sq. ft. per dwelling unit F. Proposed Use and Description: On a separate document, describe the proposed use’s characteristics. Also, indicate whether or not the proposed use would: a) Prevent development and use of neighboring property; b) impact adjacent existing and future land uses; c) impact adjacent property values; d) impact the general public’s health, safety, and welfare; and e) be in conformance with all elements of the “UDO,” Unified Development Ordinance Updated: 5/2025  2 2. The petitioner hereby submits the following information: Vicinity map of the area proposed for the special use Petition fee ($500.00) Electronic copy of a site plan, which must show the following items (per the requirements of Article 14.03.03 of the UDO); as applicable. Property dimensions Location and use of proposed structures Number and location of parking spaces and loading area. Number of required parking spaces per the UDO Location and type of landscaping (including existing trees 6” in diameter or greater and existing tree masses Location, type, and height of fencing or walls Location and width of driveways and curb cuts; internal traffic patterns Floor area (square footage) Location of exterior lighting Location, type, and height of signage Direction of storm water flow, location of detention area (Note to Petitioner: A site plan for a special use permit is intended to be a general plan only. All plans must eventually conform to other City standards prior to the issuance of any building permits or other permits.) 3. The petitioner hereby states that a pre-application conference * was was not held with City staff prior to the submittal of this petition. *Date of pre-application conference: May 20, 2026 Those in attendance: City staff and Adrian Cordova (Note to Petitioner: A pre-application conference with staff is highly encouraged to avoid delays and help in the timely processing of this petition.) 4. The petitioner hereby agrees that this petition will be placed on the Planning and Zoning Commission’s agenda only if it is completed in full and submitted in advance of established deadlines. 5. The petitioner has read and completed all of the above information and affirms that it is true and correct. Petitioner Signature Date I hereby affirm that I am the legal owner (or authorized agent or representative of the owner – proof attached) of the subject property and authorize the petitioner to pursue this Special Use Permit petition as described above (petitioner must sign if they are the owner). Property Owner Signature Date Updated: 5/2025