Planning & Zoning Commission

AGENDA Planning and Zoning Commission February 10, 2016 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. CITIZEN COMMENTS (OPEN FLOOR TO ANYONE WISHING TO SPEAK ON RECORD) D. APPROVAL OF MINUTES 1. JANUARY 27, 2016 MEETING E. OLD BUSINESS 1. Continued Public Hearing on a request by Ron Breese Jr for an annexation agreement, to annex property to the City of DeKalb, and rezone the annexed parcels to “PD-C” Planned Development Commercial by approving the preliminary / final plat and development plans for the subject property on a proposed multitenant development at 2023 Sycamore Road. F. NEW BUSINESS G. CONSIDERATIONS H. FUTURE CONSIDERATIONS I. REPORTS / ITEMS FOR NEXT MEETING J. ADJOURNMENT PZC014-16 ITEM D1  DRAFT MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION REGULAR MEETING January 27, 2016 The City of DeKalb Planning & Zoning Commission held a regular meeting on January 27, 2016, in the City Council Chambers of the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. Chair Atherton called the meeting to order at 6:01 p.m. ROLL CALL Planning & Zoning Commission members present: David Castro, Mathew Crull, Adam Katz, Roger Ruehling, and Chairperson Christina Atherton. Not present: Deborah Nier and Jerry Wright. Also present: Derek Hiland, Principal Planner, and Natalie, Administrative Assistant. APPROVAL OF AGENDA Chairperson Atherton called for an approval of the agenda. Matthew Crull made a motion to approve the agenda. David Castro seconded the motion; it was approved by voice vote. CITIZEN COMMENTS None APPROVAL OF MINUTES Chairperson Atherton called for an approval of the January 13, 2016 minutes. R. Reuhling moved to accept the minutes of January 13, 2016. D. Castro seconded the motion; it was approved by voice vote. OLD BUSINESS Continued Public Hearing on a request by KV & Sons, LLC for a Special Use Permit on .34 acres of property for a Dunkin Donuts with a drive-thru, located at 446-460 E. Lincoln Highway to be included as part of a multitenant strip center which is zoned “CBD” Central Business District. D. Hiland presented an overview the December 16, 2015 meeting of the Planning and Zoning Commission, which included discussions of the drive-thru and stacking and questions and comments from surrounding property owners. It was decided that revised plans were necessary. D. Hiland listed the new elements of the revised plans. The number of tenants increased from four to five users, the patio size and scale were reduced to provide for landscaping along the Fifth Street parking, the building elevations were added, and patio elements including a new design with lighting and brick columns being added. D. Hiland stated that the purpose of this meeting was to decide if the drive-thru warrants a Special Use Permit and if there are any special considerations or conditions the Planning and Zoning Commission wants to recommend to the City Council. REOPEN PUBLIC HEARING Jim Bibby of Rempe Sharpe and Associates, located at 324 W. State Street in Geneva, spoke upon the revisions of the plan since the December 16, 2015 meeting of the Planning and Zoning Commission. To address the traffic circulation concerns, this plan includes widening the alley from 12 feet to 16 feet to accommodate safe two-way traffic, and diagonal parking was created off the alley as well as Fifth Street. Infrastructure issues arose during the engineering and design review of the project. The Sanitary District discovered a partial blockage and collapse of a portion of the sewer down the alley, which the developer has fixed, back filled and repaved already. The open patio plan on the corner of the project allows for visibility for traffic at the corner of Fifth Street and Lincoln Highway. The landscaping on the west edge of the property along Fifth Street has been added. The car stacking and radii have been confirmed as satisfactory. D. Castro asked if the angled parking has been increased in the newest plan. D. Hiland stated it has not been increased. C. Atherton asked if there was any concern about a lack of landscaping along Lincoln Highway and asked if planters may be placed there like the rest of the rest of downtown. D. Hiland confirmed that this is the case. Hemal Purohit, Project Architect at Purohit Architects, Inc., spoke about the proposed plan floorplan to allow for five businesses and the patio, which will be open to the sky with a bulkhead and green fabric awnings on the northeast corner. C. Atherton confirmed that the entrance to Dunkin Donuts would be off the patio. D. Castro asked if drivers must enter the drive-thru to get to the angled parking. J. Bibby confirmed this is correct but later corrected himself to indicate the angled parking would locate off the alley. C. Atherton asked about where to exit after parking in the alley. J. Bibby stated that there is more than one way out, including circling through alongside the drive-thru stacking and through the alley. R. Ruehling confirmed that the only business served by the drive-thru would be Dunkin Donuts, not Subway. C. Atherton asked if there were any concern regarding decibel levels. D. Hiland stated that there are no residential buildings nearby to warrant a study but offered that apartments are located across the street above the hardware store. If sound is a concern then the decibel level is to be measured at the property line. D. Castro cited a citizen’s concern regarding the traffic flow in the area and asked if D. Hiland could provide some response to the concern. D. Hiland stated that the operator of the hardware store nearby raised the concern that the nearby intersection can be perceived as unsafe, and this project will add more traffic to an already congested area. There are times when eastbound vehicles on Lincoln Highway are turning left into McDonalds across the street, westbound vehicles on Lincoln Highway are turning left onto Fifth Street, and a train is crossing at Lincoln Highway and Fourth Street, causing cars to stack. D. Hiland agreed that it is a challenging intersection and explained that since the proposed drive-thru will have access at Fifth Street, it will likely not exacerbate the congestion that can occur on Lincoln Highway. 012716 Planning and Zoning Commission Regular Meeting Minutes/p.2 He stated that this Commission may consider additional conditions for approval of the Special Use Permit, if that is something they choose, to try to dissuade vehicles from using that intersection. City staff is aware of the intersection challenges and has found that at this time there is no good solution. D. Castro stated that he personally has not experienced traffic congestion issues in this area, but he appreciated that the citizen raised the concern. He said he is glad that the current project’s drive-thru is in the back. He said he cannot imagine how this development would exacerbate the problem as it is designed. However, it is something to keep in mind in the future. C. Atherton stated that she had personally experienced traffic congestion in the area due to the train crossing, and how people use Fifth Street as a cut-through to avoid the intersection at Fourth and Lincoln when a train is passing through. She said the area can get very busy with people driving through to work in town and at the university. However, she believed the current project is needed for this part of town. The parking on Fifth Street still concerned her, but the Commission is tasked with approving the drive- thru. She also mentioned alternative traffic patterns, like closing Fifth Street or making it one way. She agreed that it is a tough area. D. Castro clarified that a motion to approve the Special Use Permit is also approval for the drive-thru and decibel level. D. Hiland confirmed. M. Crull recommended that decibel attenuation not be a condition of approval. A. Katz moved to approve the Special Use Permit for the proposed drive-thru. R. Reuhling seconded the motion. All approved by voice vote. C. Atherton stated that she was glad the project is being developed on the east side of town and thanked the developers for bringing some life to that part of town. NEW BUSINESS Public Hearing on a request by Ron Breese Jr for an annexation agreement, to annex property to the City of DeKalb, and rezone the annexed parcels to “PD-C” Planned Development Commercial by approving the preliminary / final plat and development plans for the subject property on a proposed multitenant development at 2023 Sycamore Road. C. Atherton opened the public hearing and turned the discussion to D. Hiland. PUBLIC HEARING D. Hiland reported he discussed with the petitioner that he wishes to have everything approved and no longer in flux by the time it gets to the Commission for consideration. He said that the petitioner’s attorney is reviewing annexation agreement and Ron Breese Jr is working with the surrounding property owners to try to resolve any issues that have arisen. D. Hiland requested that the Public Hearing be continued for two weeks, specifically to the February 10, 2016, meeting of the Planning and Zoning Commission, to allow Mr. Breese time to get his application ready for consideration. R. Ruehling motioned to continue public hearing for February 10, 2016. M. Crull seconded. All approved by voice vote. CONSIDERATIONS None 012716 Planning and Zoning Commission Regular Meeting Minutes/p.3 FUTURE CONSIDERATIONS None. ADJOURNMENT C. Atherton invited a motion to adjourn. M. Crull motioned to adjourn, seconded by D. Castro. All approved by voice vote. The meeting was adjourned at 6:33 p.m. Natalie Nelson, Recorder Administrative Assistant 012716 Planning and Zoning Commission Regular Meeting Minutes/p.4 ITEM E1  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT February 5, 2016 TO: DeKalb Planning and Zoning Commission RE: Breese Development, 2023 Sycamore Road I. GENERAL INFORMATION A. Purpose To obtain approval of an annexation agreement, annexation and rezoning to “PD-C” Planned Development Commercial B. Location The parcel of land at the SW Corner of Route 23 and Greenwood Acres Drive C. Access Greenwood Acres Drive D. Size 26,146 sq/ft (.60 acres) Dedicated to be IDOT ROW: 4,524 sq/ft Remaining: 21,622 sq/ft (.496 acres) E. Existing Zoning County “RC-2” Residential Conservation District F. Existing Land Use Metal building – Outdoor Agricultural Sales (Former Motorcycle Shop) G. Proposed Land Use Commercial / Office Strip Center H. Surrounding Zoning & Land Use North: “GC” General Commercial: Bank, Nature Trail, Single Family Homes South: Unincorporated DeKalb County, “GC” General Commercial, “LI” Light Industrial. Golf Course, Office Building, Fast Food Restaurant East: “PD-C” Planned Development Commercial. Lowes and DeKalb Market Square Shopping Center West: Unincorporated DeKalb County. Single Family Homes and KCC Golf Course I. Floodplain Not Applicable J. Comprehensive Plan Designation Commercial PZC010-16 Breese Property ANX RZN AAG PFPN.docx II. APPLICANT'S REQUEST A request by Ron Breese Jr for an annexation agreement, to annex property to the City of DeKalb, and rezone the annexed parcel to “PD-C” Planned Development Commercial by approving the preliminary / final plat and development plans for the subject property. Proposed use is a multi-tenant 4,001sq./ft building at 2023 Sycamore Road (SW corner of Greenwood Acres Drive and Sycamore Road). The use proposed is consistent with good planning practices and would complement the commercial bank building located across the street in design and color palette. The landscaping extends materials on the Country Club property and also into the Greenwood Acres Right of Way (ROW) To realize this development, the Applicants request approval of:  an annexation agreement for the subject property;  annexation of the property to the City;  rezoning the property to “PD-C” Planned Development-Commercial;  approval of a preliminary plan for the commercial development, and  approval of a final development plan for the site. The detailed annexation agreement and development plans are outlined herein and included with these backup materials. It is anticipated that work would begin in early spring and will take a few months to complete the building and site. There is one known tenant for the multi-tenant stripcenter. A second public hearing on the annexation agreement will likely be conducted by the City Council at their Monday, March 14 meeting. This hearing will provide an additional opportunity for public comment and a forum for discussing questions that the project may generate. III. CHARACTERISTICS OF SUBJECT PROPERTY AND SURROUNDING LAND USES AND ZONING CLASSIFICATIONS The subject property is approximately 0.60 acres (26,146 sq./ft) in size and is currently not annexed to the City of DeKalb. It is currently being used for outdoor seasonal sales of farm grown fruits, vegetables and Christmas trees. The property is under DeKalb County’s zoning jurisdiction and is zoned “RC-2” Residential Conservation District. The property is located at SW intersection of Sycamore Road and Greenwood Acres Drive. The immediate area consists of a bank building and the nature path (GC & SFR) to the northeast along with undeveloped commercial property, Residential homes located in DeKalb County exist (RC-2) to the northwest, the Kishwaukee Country Club (A-1) to the southwest and Commercial Uses and fast casual restaurants to the southeast (GC & LI). IV. ANALYSIS A. PROPOSED USE The Applicant proposes to develop the 0.60 acres of land to be constructed as a multi-tenant strip building. The proposed use would be in conformance with the Comprehensive Plan and would be a change from the existing use since it’s currently a vacant building with seasonal outdoor sales. PZC010-16 Breese Property ANX RZN AAG PFPN.docx Page 2 of 9 Project Background o The subject property is (0.60 acres) in size and is zoned “RC-2” Residential Conservation District under DeKalb County’s jurisdiction. o Construction of 4,001 square foot multi-tenant commercial building. o The “DeKalb 3D” Comprehensive Plan, adopted in 2005, called for “Commercial” uses for the property. o Area residents have commented on the project and raised questions about the water main connection along Greenwood Acres Drive and what that meant for their own properties. The Applicant has also met with representatives from the Kishwaukee Country Club to address specific concerns, such as the setback along the south property line, details of building materials and landscaping. (Letter from KCC attached) Annexation The property is contiguous along the entire northeast and southeast boundary, and can be readily annexed. City services are provided to nearby properties, and can be readily extended to service this property. The property is within the Urban Services Area on the Comprehensive Plan, which means the property can be readily serviced with City utilities and services. Upon annexation, property is automatically zoned “SFR-1” Single Family Residential. The Agreement calls for rezoning the property to “PD-C” Planned Development Commercial, upon annexation of the property, and the developer has petitioned for that zoning change in conjunction with the annexation agreement and annexation petitions. The proposed zoning is discussed further below. Proposed Zoning and Land Use The proposed zoning complies with the Commercial designation on the Development Plan Map element of the Comprehensive Plan. The Planned Development Commercial designation provide the City and the Developer with many benefits beyond that of traditional zoning. These include flexibility in uses and site layouts, the ability to mix uses that would typically be in separate zoning classifications, and the ability to develop the property in accordance with the development plan. The subject property would be constructed with 4,001± s.f. of commercial space. The multi-tenant strip building will be permitted to include “General Commercial” uses such as restaurants, a bank, office, or similar uses. The annexation agreement will include restrictions on permitted uses, such as prohibition on adult oriented uses, bars, tobacco or hookah store or dwelling units. The redevelopment of this property is desirable to the City and would provide sales tax and property tax revenue, as well as an opportunity for an office or commercial facility in a great location. Planned Development Requirements There are specific criteria applied to a Planned Unit Development (PUD). In accordance with Article 5 of the Unified Development Ordinance most of the PUD requirements have been satisfied through the plan in the backup materials. However certain criteria remain to be met and if the overall proposal receives a positive recommendation from the Planning and Zoning Commission, staff suggests that it be conditioned on meeting all applicable sections for the PD-C plan. In any event, it should be noted that these planned development regulations are not intended to allow excessive densities, or the development PZC010-16 Breese Property ANX RZN AAG PFPN.docx Page 3 of 9 of incompatible land uses, either within the development, or as the development relates to the general neighborhood. 1) Section 5.13.06, Minimum Planned Development Site Size The minimum site size for any of the Planned Development Districts shall be two (2) acres. This minimum site size may be waived by the City Council upon recommendation by the Planning and Zoning Commission if the parcel in question has certain unique characteristics such as, but not limited to, significant topographic change, significant trees or wooded areas, wet lands, floodplain areas, soil conditions, utility easements, or unusual shape or proportions; or, if it is determined that the use proposed is desirable or necessary in relationship to the surrounding neighborhood; or, if the City Council should determine such waiver to be in the general public interest. 2) Section 5.13.07.4 Planned Development - Commercial: a. Site Coverage: Total site coverage by uses permitted in the "PD-C Districts shall be seventy (70) percent, except as permitted to be exceeded in accordance with Paragraph "b" below. The development shows an overall site coverage of 68.96%. Site coverage is not an issue. 3) Section 5.13.07.6 Perimeter Buffer Requirements (Setbacks) a. Where a “PD-C” district abuts residential districts, a minimum fifty (50) foot buffer area is required. Where a "PD-C" abuts a residential district, there shall be a minimum fifty (50) foot buffer area between any non-residential use and the adjacent residential district. This buffer area shall be landscaped in accordance with Article 7, "Supplementary District Regulations", Section 7.05. Because the subject property is adjacent to a residential districts on the northwest side, the buildable space had been reduced and the criteria has been met. 4) Section 5.13.08.5 Other Development Regulations for “PD” Districts. Off Street Parking and Loading Requirments”: Article 12 a. Section 12.03.05. Setbacks of Parking Facilities: i. Notwithstanding other requirements of this Ordinance, and except for parking associated with single-family and two-family residential districts, all parking areas and driveways may be located in a required front yard, side yard or rear yard provided that a minimum five (5) foot setback be maintained between the parking area and the property lines, and a minimum ten (10) feet setback shall be maintained between the parking area and the street right-of-way line. The interior boundary of such parking area setback shall be defined with six (6)-inch concrete curbing or other curbing material approved by the City Engineer. However, in no instance shall a parking lot be located in a required buffer area. The applicant is seeking relief from the above section due to the constraints imposed by the site’s shape and size. A three foot exception is being sought as a component of the Planned Development Zoning Designation. Meaning instead of a ten (10) foot buffer and seven (7) foot buffer would be constructed. Aside from those areas specifically highlighted Staff will continue work with the developer to ensure that all applicable standards for the Planned Development Commercial Zoning District are met. PZC010-16 Breese Property ANX RZN AAG PFPN.docx Page 4 of 9 Preliminary Plan Requirements The Preliminary Development Plan submitted shall include the information required in Subsection 15.06.01, Article 15, "Subdivision of Land". In addition to these submittal requirements, the following shall be submitted as applicable: a. Net area of tract; b. Maximum number of dwelling units allowed per the original zoning district and/or the Comprehensive Plan; c. Number of dwelling units proposed; d. Number of off-street parking spaces required and proposed; e. The location, gross floor area of, and distance between buildings and structures. Floor area for non-residential uses shall be identified by use type; f. The proposed location and general use of common ground, including recreational areas, plazas, pedestrian ways and major landscaped areas including buffer areas. Landscaping information shall include location and approximate size (at time of planting) of all plant material by type (such as deciduous/coniferous trees, ornamental trees, shrub masses and ground cover including grassed areas, ivies, etc.). Landscaping within parking areas shall be included; g. Quantification of site area by building coverage, parking, loading and driveways, and common open areas divided into usable open areas and areas to be dedicated to water retention/detention, floodplain and/or natural areas; h. The location and details of all retaining walls, fences and earth berms; i. The location of all refuse collection facilities including screening to be provided; j. Illustrative site cross sections (two minimum) indicating edge conditions and internal grade changes in relation to principal variations of building elevations and site-lines to adjacent properties/structures; k. Typical building elevations of sufficient scale and detail to illustrate building mass, exterior construction materials and signage if applicable; l. Project report to include an explanation of the character of the proposed development, verification of the applicant's ownership or contractual interest in the subject site and proposed development schedule. m. The applicant may be required to provide, at the applicant's expense, additional clarification and/or further detail of the site plan as determined necessary by the Planning Director or the Plan Commission. n. In addition to meeting all of the preliminary plan submittal requirements in this section, the developer of each preliminary plan shall clearly show the location and general design of any collector and arterial streets, major stormwater drainage facilities, main utility lines and facilities, and other features deemed necessary by the Planning and Zoning Commission and City Council on all of the contiguous property holdings of such developer, his/her agents, trustees, beneficiaries, or owners, whether or not said contiguous land holdings are intended for immediate development. The Planning and Zoning Commission and City Council shall take steps to assure that the developer is not omitting any contiguous holdings from the preliminary plan submittal and to prevent the circumvention of the purpose and intent of this paragraph. 2. Discussion Regarding the plans and the development proposal, the following items are raised for Planning and Zoning PZC010-16 Breese Property ANX RZN AAG PFPN.docx Page 5 of 9 Commission discussion and consideration. A. Building Designs The Developer has provided building exhibits depicting the proposed façade for the commercial building. The facades will be constructed of brick, cultured stone and EIFS in neutral earth tones. The building would have one continuous metal canopy and roof, with a peak mimicking First National Bank’s roofline. The building will also be constructed of neutral earth-tone materials to complement the colors found in the bank building, and will be fully landscaped which would address the devoid of trees by the roadway. B. Engineering Plans The development applications for the project are accompanied by engineering plans, which depict the overall development plan and the infrastructure required to serve it. The overall utility plan shows that the project will be served by a 10-inch water main on the north side of Greenwood Acres Drive. An eight- inch sanitary sewer extending along the property’s northwest side will carry wastewater from the site. The site will be graded to the property’s northeast corner so that stormwater will flow to the 12-inch storm sewers into the Sycamore Road storm sewer system. Staff have reviewed the engineering plans and have identified a number of changes that will need to be made, as noted in the accompanying memoranda from the Engineering Departments and the Sanitary District. C. Site screening The site abuts residential along the northwest property line. Screening along this property line would remain much the same as there is an existing hedge row along the property line. The developer has agreed to extend and fill areas of the hedgerow to provide a continuous screening element for the adjacent residential property. D. Landscaping adjacent to streets The UDO requires that parking lots adjacent to public rights of way be buffered by a ten foot landscaping island between the parking field and the property line. Given the unique dimensions of the site the developer is seeking a three foot exception to the ten foot requirement. Meaning a seven foot buffer is proposed. The site plan shows the seven foot buffer up to the property line and then an additional five to seven feet of turf grass is being planted beyond the property line along Greenwood Acres Drive. E. Roadway Access The engineering plans show that the site would be serviced by a one directional drive with an ingress and an egress positioned along Greenwood Acres Drive. Given the size limitations of the site the plan as currently proposed is the most efficient way to provide a safe and accessible way to traverse the site. Staff have been working with the Developer and the City’s engineers to create a point of egress that would limit left turning movements out of the property onto Greenwood Acres due to the perceived conflict between stacking and turning vehicles. F. Compliance with Comprehensive Plan The Comprehensive Plan echoes that this area should be developed with the commercial uses on the corners of Greenwood Acres Drive and Sycamore Road. G. Annexation Agreement The draft annexation agreement, a copy of which is provided for the Commission’s review, is currently being reviewed by the petitioner’s attorney. The agreement includes a number of provisions that correspond to required improvements and designs to be included in the final plat and the final engineering plans. The agreement establishes the property’s appropriate zoning as “PD-C” Planned Development- PZC010-16 Breese Property ANX RZN AAG PFPN.docx Page 6 of 9 Commercial; establishes the property’s permitted uses and excludes adult-oriented uses, bars, funeral homes, pawn shops, residential dwellings, and other inappropriate uses. In addition to the development and engineering plans, the agreement will include exhibits and covenants that will control the appearance/design of buildings constructed on the property, the landscaping, signage, and lighting. Some of the exhibits have been reviewed, though they may require further revision based on the public’s, Planning and Zoning Commissioners’, or the City Finalized versions will be included as attachments to the document to be recorded. The draft Agreement contains many standards terms and requirements related to the development of the project. The annexation agreement is the primary document related to this development, and includes all of the terms and conditions by which the City agrees to annex and service the property, and the Developer agrees to abide by the conditions therein. The Annexation Agreement includes the following major terms:  The City agrees to annex the property, zone it in accordance with the Agreement (in this case Planned Development Commercial) and provide services to the property;  The Developer agrees to develop the property in accordance with the Development Plan and the terms of the Agreement;  The Developer agrees to adopt private Covenants, Conditions and Restrictions which regulate the subsequent development of the Property and are subject to the review and approval of the City;  The Agreement lists the allowed uses, prohibited uses, necessary waivers or variations, and similar zoning terms;  The Agreement requires any changes to the agreement to be reviewed and approved by the Planning and Zoning Commission and City Council;  The Agreement calls for the dedication of easement for a future sidewalk along Greenwood Acres Drive;  The Agreement calls for appropriate dedications of road right-of-ways, utility easements, and other dedications;  The Agreement includes many other legal and technical terms intended to protect the City and the Developer in the case of disagreement, bad weather, failure to perform, or similar problems. V. STANDARDS OF REZONING 1. The proposed rezoning conforms to the Comprehensive Plan, or conditions have changed to warrant the need for different types of land uses in that area. The Comprehensive Plan indicates that this area should become commercial uses for this development. Staff believes that the proposed development meets the intent of the Comprehensive Plan. 2. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. The intent and purpose of the Planned Development zoning district states: The purpose of the Planned Development Districts is to provide a means of achieving greater flexibility in development of land in a manner not always possible in conventional zoning districts; to encourage a more imaginative and innovative design of projects; to promote a more desirable community environment; and to retain maximum control over both the design and future operation of the development. PZC010-16 Breese Property ANX RZN AAG PFPN.docx Page 7 of 9 The rezoning of the subject property provides the opportunity to more directly shape the development, use and appearance of this property in accordance with the City’s design criteria and conformance with the Comprehensive Plan. This development is one of the smallest properties that would soon be annexed as commercial to the City of DeKalb. The physical boundaries of the property and the setbacks imposed adjacent to residential properties make this site a challenging site to redevelop. The Planned Development allows the developer and the city the flexibility to agree to a development plan that seeks two exception from the Unified Development Ordinance regarding setbacks upon landscaping buffers and minimum size requirement for a Planned Development. 3. The proposed rezoning will not have a significantly detrimental effect on the long-range development of adjacent properties or adjacent land uses. The proposed rezoning should not have a detrimental effect on the adjacent properties or land uses as it entitles the subject property to a commercial use that is complementary with existing, adjacent and proposed land uses along Sycamore Road while providing a buffer between it and the neighboring residential property to the northwest. The PD-C zoning provides the mechanism to increase certain requirements that will have a positive effect on the surrounding area while providing relief to the applicant that will allow the redevelopment of the subject property. 4. The proposed rezoning constitutes an expansion of an existing zoning district that no longer meets the demand for the intended land uses. The subject property is currently zoned “RC-2” Residential Conservation District. Annexing and then rezoning the property to “PD-C” will allow for a well-designed development. The rezoning will allow for flexibility by the applicant to redevelop the property in a manner that will complement the surrounding developments to the northwest in size, scale and density while keeping a distinct separation from the residential property to the northeast. 5. Adequate public facilities and services exist or can be provided. As discussed above, adequate public services can be provided to this property. The developer is responsible for necessary utility improvements, which can be readily made. This property lies within adequate service areas for other City services, such as police and fire protection. Adequate utilities are located nearby. VI. CITIZEN INPUT One written response has been received as well as a few phone calls. The written response generally supported the proposal but wanted to insure their concerns were heard and addressed. The letter is included in the background materials for the public record. A second public hearing on the annexation agreement would likely be conducted by the City Council at their on Monday, March 14 meeting. This hearing will provide an additional opportunity for public comment and a forum for discussing questions that the project may generate. PZC010-16 Breese Property ANX RZN AAG PFPN.docx Page 8 of 9 VII. CONCLUSIONS AND RECOMMENDATIONS Staff recognize that this development is located along the City’s busiest corridor. The project development plan is compatible with the Comprehensive Plan and is consistent with discussions to date about the appropriate development of this property. The agreement and the plans will require further refinement, though the documents have progressed incrementally closer to being completed. The developer has shared that he has high standards for his building and is looking for a much improved project both in terms of users and in terms of aesthetic appeal over what is currently there. The agreement, design requirement, and related documents will assure that the level of quality is carried out. The buffering, screening, landscaping, storm water system, and traffic controls will minimize the impacts on the neighboring homeowners, while creating a site that is modern and attractive for the benefit of the community. Some technical items remain to be addressed, including some final revisions to the plan as outlined in the attached letter from City Engineer John Laskowski. Although the remaining technical items are minimal Staff will continue to work with the Developer to finalize these as the project moves forward. Staff requests an indication and direction from the Planning and Zoning Commission regarding the deficiencies or unconfirmed elements raised in the staff report. In one way the Commissioners could recommend conditional approval that would allow for the developer to proceed with the understanding that unless specified elsewhere in the ordinance adopting the Planned Development or within the Annexation Agreement no waivers of planned development requirements are supported. Otherwise the position could be made that these remaining elements need to be addressed prior to a recommendation being granted to the City Council and therefore a continuation of this item to the next meeting is needed. Overall, the zoning details, land plan, draft Agreement, and related documents are sound, and the items within the typical purview of the Planning and Zoning Commission are ready to approve. Therefore approval is recommended, subject to the following conditions: 1. That the items outlined in the City Engineer’s letter, dated January 21, 2016, be addressed to the satisfaction of the City Engineer; 2. That the requirements identified in the Sanitary District’s memorandum dated December 29, 2015 be addressed to the satisfaction of the District. 3. That a waiver of Section 5.13.08.5 Other Development Regulations for “PD” Districts. Off Street Parking and Loading Requirements”: Section 12.03.05. Setbacks of Parking Facilities be approved for a 7 foot landscaping buffer in lieu of the required 10 foot buffer; and 4. That waiver of Section 5.13.06, Minimum Planned Development Site Size be approved. Respectfully Submitted, Derek Hiland Principal Planner PZC010-16 Breese Property ANX RZN AAG PFPN.docx Page 9 of 9 BOARD OF TRUSTEES ADMINISTRATION DENNIS J. COLLINS MARK EDDINGTON, P.E. PRESIDENT DISTRICT MANAGER TIMOTHY A. STRUTHERS VICE PRESIDENT STEVE OLSEN OPERATIONS MANAGER CAROL B. ZAR CLERK MICHAEL HOLLAND, P.E. OFFICERS ASST. MANAGER / DISTRICT ENGINEER KEITH FOSTER ATTORNEY 303 Hollister Ave., P.O. BOX 624, DeKalb, Illinois 60115-0624 JEANINE HOLCOMB Telephone:(815) 758-3513 ASST. TO MANAGER, ADMINISTRATION STEVE PARKER TREASURER Email: mail@dekalbsd.com PROJECT REVIEW MEMO PROJECT: Office Building at 2023 Sycamore Rd. (Landlord Build-Out) MEMO: #2 DATE: December 29, 2015 PROJECT LOCATION: 2023 Sycamore Road, DeKalb DEVELOPER/OWNER: Ron Breese ARCHITECT/ENGINEER: McClellan Blakemore Architects / Wendler Engineering Plan Review Date on Plans: 1/14/16 (Site) No Comments Administration 1) Annexation: Annexation Fee Paid, Ordinance Passed and Filed with DeKalb County on 1/26/16. 2) Plan Review, Project Administration and Inspection Fees: Administration Fee paid on 1/6/16. 3) Connection Fee: Connection Fee will be calculated and assessed as part of the tenant build-out permit review process and will be due to the District prior to attaining a District sign-off on the City of DeKalb’s Building Permit application. 4) IEPA Permitting: Illinois Law requires an Illinois Environmental Protection Agency (IEPA) Sewer Construction Permit for any public sewer construction or extension. IEPA Permit Application signed and returned on 1/6/16 5) Quality Assurance: Please be aware that Quality Assurance (QA) inspections and tests are required for your project. Presumably, your contractor will perform the QA testing work or subcontract it to a company that performs these services. Your contractor must initiate discourse with us as to his schedule and readiness for inspections and/or test observation. After contact by the contractor, the District will schedule inspectors to perform QA inspections and/or observe QA testing. The contractor should provide us with at least 48 hours-notice so we can effectively schedule our manpower. 6) Record Drawings: Owner/Contractor shall provide the District with record drawings labeled "Record Drawings", dated and signed by an engineer licensed in the State of Illinois. The record drawings shall include the following where applicable: 1) Rim and invert elevations. 2) The % grade, size, pipe material and distances. 3) The distance from a defined manhole to each service wye or tee and the location of laterals at property lines (measured from lot line pins). 4) Size & material service laterals are made of. Electronic .pdf files are preferred. 7) Project Completion / Acceptance for Service: To achieve an “acceptance for service” status for your sewer project, any deficiencies must be corrected prior to a final inspection by the District. Any outstanding fees and/or required project documentation must be received by and found to be acceptable by the District. Activation (making the sewer available for use) will not occur until all  DEKALB SANITARY DISTRICT Page 2 of 2 requirements have been successfully resolved and completed. Please refer to the “Sanitary Sewer Projects - Status Matrix” included on the District’s General Notes sheet. Please note that should it be deemed necessary the District may elect to install an isolation plug in the building’s service to ensure that illicit storm or sanitary flow does not enter the District’s sewer system during the project or prior to acceptance. Should an isolation plug be installed, the District will promptly remove the plug once all items from this review memo are completed to the District’s satisfaction. Should you have any questions regarding annexation procedures, the above review comments, or any sanitary sewer/wastewater questions in general, please call the District at the above number. Sincerely, DeKalb Sanitary District _____________________ Mike Holland, P.E. Assistant Manager / District Engineer cc: City of DeKalb – Hiland, Hart, SafeBuilt Ron Breese F:\2011Jobs\2110084\SITE\2110084SITE.dwg, 2/5/2016 12:55:56 PM MAG REVISION DATE 0 OF DJV DEMO 2110084site.dwg SCALE: 1"= 10' 12/29/2015 2110084 PLAN FOR DJB,JDT 20' 20' www.wendlergs.com ph: 815.288.2261 1 of 12 Illinois Professional Design Firm No. 184-000848 311-31 F:\2011Jobs\2110084\SITE\2110084SITE.dwg, 2/5/2016 12:56:34 PM MAG REVISION DATE 0 OF DJV LAYOUT 2110084site.dwg SCALE: 1"= 10' 12/28/2015 2110084 FOR DJB,JDT 20' PLAN 20' www.wendlergs.com ph: 815.288.2261 2 of 12 Illinois Professional Design Firm No. 184-000848 311-31 F:\2011Jobs\2110084\SITE\2110084SITE.dwg, 2/5/2016 12:57:07 PM MAG REVISION DATE 0 OF DJV UTILITY 2110084site.dwg SCALE: 1"= 10' 01/06/2016 2110084 PLAN FOR DJB,JDT 20' 20' www.wendlergs.com ph: 815.288.2261 3 of 12 Illinois Professional Design Firm No. 184-000848 311-31 F:\2011Jobs\2110084\SITE\2110084SITE.dwg, 2/5/2016 12:57:41 PM MAG REVISION DATE 0 OF DJV GRADING 2110084site.dwg SCALE: 1"= 10' 12/29/2015 2110084 FOR DJB,JDT 20' 20' www.wendlergs.com ph: 815.288.2261 4 of 12 PLAN Illinois Professional Design Firm No. 184-000848 311-31 F:\2011Jobs\2110084\SITE\2110084SITE.dwg, 2/5/2016 12:59:27 PM MAG REVISION DATE 0 OF DJV 2110084site.dwg SCALE: 1"= 12/23/2015 2110084 DETAILS FOR DJB,JDT www.wendlergs.com ph: 815.288.2261 5 of 12 Illinois Professional Design Firm No. 184-000848 311-31 F:\2011jobs\2110084\SITE\2110084SITE.dwg, 12/24/2015 8:22:48 AM, DJV STABILIZED CONSTRUCTION ENTRANCE MAG REVISION DATE 0 OF DJV 2110084site.dwg SCALE: 1"= 12/23/2015 2110084 FOR DJB,JDT www.wendlergs.com ph: 815.288.2261 6 of 12 DETAILS Illinois Professional Design Firm No. 184-000848 311-31 F:\2011jobs\2110084\SITE\2110084SITE.dwg, 12/24/2015 8:23:17 AM, DJV MAG REVISION DATE 0 WATER OF DJV MAIN 2110084site.dwg SCALE: 1"= 12/23/2015 2110084 FOR DJB,JDT 7 of 12 DETAILS www.wendlergs.com ph: 815.288.2261 Illinois Professional Design Firm No. 184-000848 311-31 F:\2011jobs\2110084\SITE\2110084SITE.dwg, 12/24/2015 8:23:40 AM, DJV MAG SANITARY REVISION DATE 0 OF DJV 2110084site.dwg SCALE: 1"= 12/23/2015 2110084 SEWER FOR DJB,JDT www.wendlergs.com ph: 815.288.2261 8 of 12 DETAILS Illinois Professional Design Firm No. 184-000848 311-31 F:\2011jobs\2110084\SITE\2110084SITE.dwg, 12/24/2015 8:24:06 AM, DJV MAG SANITARY REVISION DATE 0 OF DJV 2110084site.dwg SCALE: 1"= 12/23/2015 2110084 SEWER FOR DJB,JDT www.wendlergs.com ph: 815.288.2261 9 of 12 DETAILS Illinois Professional Design Firm No. 184-000848 311-31 F:\2011jobs\2110084\SITE\2110084SITE.dwg, 12/24/2015 8:24:33 AM, DJV MAG SANITARY REVISION DATE 0 OF DJV 2110084site.dwg SCALE: 1"= 12/23/2015 2110084 SEWER FOR DJB,JDT www.wendlergs.com ph: 815.288.2261 10 of 12 DETAILS Illinois Professional Design Firm No. 184-000848 311-31 F:\2011jobs\2110084\SITE\2110084SITE.dwg, 12/24/2015 8:24:56 AM, DJV MAG SANITARY REVISION DATE 0 OF DJV 2110084site.dwg SCALE: 1"= 12/23/2015 2110084 SEWER FOR DJB,JDT www.wendlergs.com ph: 815.288.2261 11 of 12 DETAILS Illinois Professional Design Firm No. 184-000848 311-31 F:\2011jobs\2110084\SITE\2110084SITE.dwg, 12/24/2015 8:25:21 AM, DJV MAG SANITARY REVISION DATE 0 OF DJV 2110084site.dwg SCALE: 1"= 12/23/2015 2110084 SEWER FOR DJB,JDT www.wendlergs.com ph: 815.288.2261 12 of 12 DETAILS Illinois Professional Design Firm No. 184-000848 311-31  Luminaire Schedule Number Lumens Per Symbol Label Quantity Manufacturer Catalog Number Description Lamp Filename Light Loss Factor Wattage Lamps Lamp 3 STERNBERG LIGHTING 1970LED-F_BF-FG-4ARC45T3R Cast AL housing, blk txtrd fnsh, clear 56 CREE LEDs, 4 ARC. 1 1970LED-F_BF-FG- 5291.835 1 129.6 flat glass with coating, type3R LUMINAIRE OUTPUT: 5258 4ARC45T3R.IES Lms. F1 10 EATON - SHAPER 674-WP-L3 EXTERIOR WALL MOUNT LUMINAIRE CREE LEDs, L3 ARC. 1 673-WP-12-CF2- 2000 1 19 (FORMER COOPER WITH WHITE INTERIOR AND WHITE LUMINAIRE OUTPUT: 2000 26DTT.ies LIGHTING) PLASTIC LENS Lms. F3 Avg/Min Description Symbol Avg Max Min Max/Min Avg/Min Avg/Max Min/Max Min/Avg Max/Avg UG CV Stat Zone # 1 2.1 fc 6.9 fc 0.0 fc N/A N/A 0.3:1 0.00 0.00 3.29 -1.0 0.67 Luminaire Locations Location Aim No. Label X Y Z MH Orientation Tilt X Y Z 1 F1 -7.00 20.00 14.00 14.00 180.00 0.00 2 F1 62.92 18.74 14.00 14.00 134.23 0.00 F1-1 66.42 15.34 14.00 14.00 134.23 0.00 64.09 17.61 0.00 F1-2 59.52 15.25 14.00 14.00 224.23 0.00 61.79 17.58 0.00 3 F1 140.38 18.23 14.00 14.00 179.23 0.00 F1-1 140.45 13.35 14.00 14.00 179.23 0.00 140.40 16.60 0.00 F1-2 135.51 18.16 14.00 14.00 269.23 0.00 138.76 18.20 0.00 1 F3 -7.67 -20.12 5.50 5.50 90.00 0.00 -7.54 -20.12 0.00 2 F3 12.49 -20.73 5.50 5.50 90.00 0.00 12.61 -20.73 0.00 3 F3 30.41 -20.53 5.50 5.50 90.00 0.00 30.53 -20.53 0.00 4 F3 55.45 -21.34 5.50 5.50 90.00 0.00 55.58 -21.34 0.00 5 F3 73.58 -21.14 5.50 5.50 90.00 0.00 73.70 -21.14 0.00 6 F3 99.03 -20.94 5.50 5.50 90.00 0.00 99.16 -20.94 0.00 7 F3 116.54 -21.34 5.50 5.50 90.00 0.00 116.67 -21.34 0.00 8 F3 138.53 -21.14 5.50 5.50 90.00 0.00 138.66 -21.14 0.00 9 F3 -9.17 -22.92 5.50 5.50 0.00 0.00 -9.17 -22.79 0.00 11 F3 142.38 -24.38 5.50 5.50 168.20 0.00 142.40 -24.51 0.00 F1 F1 F1 F3 F3 F3 F3 F3 F3 F3 F3 F3 F3 Storm Water Detention Calculations 2023 Sycamore Road City of DeKalb Prepared by: Marc A. Gebhardt, P.E. Wendler Engineering Services, Inc. 698 Timber Creek Road Dixon, Illinois 61021 815-288-2261  Project: Ron Breese - DeKalb, Illinois Date: 12/23/2015 Engineer: MAG - Wendler Engineering Services, Inc. STORMWATER DETENTION REQUIREMENTS Area = 0.496 C = 0.71 Qa = 2.83 RAINFALL RUNOFF RELEASE STORAGE DURATION INTENSITY RATE RATE RATE STORAGE t I Qe Qa (Qe-Qa) (Qe-Qa)t (min.) (in/hr) (cfs) (cfs) (cfs) (ac-ft) 5 10.92 3.8 2.83 1.0 0.007 10 10.02 3.5 2.83 0.7 0.010 15 8.20 2.9 2.83 0.1 0.001 30 5.60 2.0 2.83 -0.9 -0.035 60 3.56 1.3 2.83 -1.6 -0.130 120 2.24 0.8 2.83 -2.0 -0.337 180 1.62 0.6 2.83 -2.3 -0.560 STORAGE = 0.010 ac-ft = 436 cu-ft Project: Ron Breese - Greenwood Acres Dr and Route 23 Subject: ORIFICE SIZE CALCULATIONS Date: 12/23/2015 Engineer: MAG - Wendler Engineering Services, Inc. ORIFICE SIZING Using equation: Q = AxCxSQRT(2xgxH) where: Q = outflow A = orifice area C = coefficient g = acceleration of gravity = 32.2 ft/sec^2 H = head between water surface & orifice centerline Q allowable = 2.83 CFS Orifice Diameter = 7 INCHES Coefficient = 0.61 Orifice Invert = 876.59 ELEVATION HEAD OUTFLOW (FT) (CFS) 877.0 0.12 0.45 877.5 0.62 1.03 878.0 1.12 1.38 878.5 1.62 1.66 879.0 2.12 1.90 879.5 2.62 2.12 880.0 3.12 2.31 880.5 3.62 2.49 881.0 4.12 2.65 881.5 4.62 2.81 882.0 5.12 2.96