Planning & Zoning Commission

DeKalb Municipal Building Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission January 17, 2018 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. January 3, 2018 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing on the petition by James Mason of Mason Properties for text amendments to Municipal Code Chapter 23 “Unified Development Ordinance” regarding self-service storage facilities. F. REPORTS G. ADJOURNMENT  MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION January 3, 2018 The Planning and Zoning Commission held a Meeting on January 3, 2018 at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Atherton called the meeting to order at 6:00 PM. A. ROLL CALL Principal Planner, Dan Olson called the roll. Planning and Zoning Commission members present were Chair Christina Atherton, Vicki Buckley, David Castro and Jerry Wright. Members absent were Katharina Barbe, Matthew Crull and Deborah Nier. City staff present were Principal Planner Dan Olson and Recording Secretary Linda Odom. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Atherton requested a motion to approve the January 3, 2018 agenda as presented. Ms. Buckley motioned to approve the agenda as presented, Mr. Castro seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES December 6, 2017 – Mr. Castro motioned to approve the minutes as presented, 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 1. Public Hearing on the petition by T-Mobile Central, LLC represented by Amanda Wegrzyn, of NTP Wireless for approval of a Special Use Permit for an existing antenna to allow for an upgrade of communication equipment on top of the 16-story building located at 507 E. Taylor Street and zoned “RC-1” Residential Conservation 1 District. Amanda Wegrzyn of NTP Wireless gave a presentation to the Commission for the special use permit to upgrade the T-Mobile equipment at 507 E. Taylor St. She noted the building owner, the Housing Authority of the County of DeKalb, Planning and Zoning Commission January 3, 2018 Page 2 of 3 has approved the proposed upgrades. Ms. Wegrzyn mentioned there are 12 antennas in three sectors and there will be a one to one replacement of the antennas, with no new cabinets added. She added they will be installing concealment tape to camouflage the equipment and antennas, which will help them blend into the existing environment. Ms. Wegrzyn added the tape will go on all existing and proposed equipment. She said the concealment tape is a new technology from 3M and acts as a mirror and reflects the sky. She showed photo simulations indicating existing and proposed views from all directions. Ms. Wegrzyn also showed samples of other screening options if the reflective tape was not used. She noted the existing cabinets and radio units can also be camouflaged with the reflective tape. Principal Planner Olson went through the staff report dated December 29, 2017 provided in the Commission’s packet, which recommended approval of the request. Chair Atherton opened up to public for questions and comments. Dave Lehman, 621 Karen Ave., DeKalb asked Ms. Wegrzyn if the proposed upgrades will improve T-Mobile’s coverage. Ms. Wegrzyn responded yes it will improve coverage. Chair Atherton then asked if any Commissioners had questions. Mr. Castro asked Ms. Wegrzyn if the proposed work will add any more surface space. She responded that the space will remain the same. Mr. Castro clarified with Mr. Olson if this will bring a legal non-conforming use into compliance. Mr. Olson responded that it will. Mr. Wright stated to Ms. Wegrzyn that he appreciates their effort in getting rid of visual pollution. He asked her the difference in the Tower Mounted Amplifiers (TMA) and the radio units. Ms. Wegrzyn answered that it will help with coverage. Chair Atherton stated she thinks the concealment tape is a good concept and wanted to know what the anticipated time it would stay on the equipment and when it would have to be replaced. Ms. Wegrzyn answered that the specifications from 3M indicate the expected performance is 10 years and added that T-Mobile will maintain it properly. She added that on average the equipment is inspected every couple of months by T-Mobile. Mr. Castro asked if there would be any issue using the concealment tape and birds. Ms. Wegrzyn said the material that is used does not draw birds. Mr. Olson suggested to the Commission that part of the motion could include that the applicant and City staff would work together to determine if another type of screening could be used to screen the cabinet. Chair Atherton gave the public one more chance to speak. There were no more public comments. There was no further discussion from the Commission. Planning and Zoning Commission January 3, 2018 Page 3 of 3 Mr. Castro made a motion based on the submitted petition and testimony presented that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a Special Use Permit for upgrades to existing T-Mobile antenna and associated equipment on top of a 16 story building located at 507 E. Taylor Street subject to the following: 1. The antenna and equipment upgrades and proposed use of concealment tape shall comply with the drawings indicated on Exhibit A. 2. The applicant will be required to submit the necessary application and plans to the City in compliance with applicable Building Codes and the regulations of Article 7.08 of the UDO. Mr. Olson suggested the following amended language to the motion “that applicant will work with staff to use other screening for the cabinet if it reduces visual impact more than the reflective film”. Mr. Castro agreed with the amendment and Mr. Wright seconded the motion. A roll call vote was taken. Ms. Buckley – yes, Mr. Castro – yes, Mr. Wright – yes, Chair Atherton – yes, motion passes 4-0-3. Ms. Barbe, Ms. Nier and Mr. Crull were absent. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be January 17, 2018. There will be a public hearing regarding text amendments to the UDO regarding self-storage facilities. G. ADJOURNMENT Mr. Wright motioned to adjourn, Ms. Buckley seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 6:32 PM. Respectfully Submitted, Linda Odom, Recording Secretary Minutes were approved by the Planning and Zoning Commission on .  City of DeKalb Planning and Zoning Commission Staff Report DATE: January 12, 2018 TO: Planning and Zoning Commission Members FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner SUBJECT: Text Amendments – Self-Service Storage Facilities - James Mason Public Hearing - Text Amendments to the Unified Development Ordinance – Self- Service Storage Facilities Background and Analysis The City has received a text amendment application from James Mason of Mason Properties to amend the Unified Development Ordinance (UDO) regarding self-service storage facilities. The applicant is proposing to amend the UDO to create uses and definitions for indoor and outdoor self-service storage facilities and to add indoor self- service storage facilities as a special use in the “LC” Light Commercial and “GC” General Commercial Districts. In addition, amendments are proposed to allow indoor self-service storage facilities as a permitted use in the “LI” Light Industrial and “HI” Heavy Industrial Districts and outdoor self-service storage facilities as a special use in those districts. The current UDO regulations allow “self-service storage facilities” as a special use in the “LI” and “HI” Districts. There is no current distinction between indoor and outdoor facilities in the UDO, so new definitions are proposed. Finally, standards are suggested to make sure indoor and outdoor self-service storage facilities reviewed under a special use permit are located in appropriate areas, protect prime retail areas and are compatible with the surrounding neighborhood. There is continued growth in self-storage facilities nationwide and particularly ones that provided climate controlled units. Although there are several self-storage facilities in the area, there is a lack of ones that have climate controlled units. Defining Indoor and Outdoor Self-Service Storage Facilities Staff has worked with the applicant and proposing that separate definitions for indoor and outdoor self-storage facilities are established. The proposed language to distinguish between indoor and outdoor storage is focused on how access is gained to the rental units. The current definition for “self-service storage facility” which does not distinguish between indoor and outdoor is proposed to be deleted. For the indoor self-service storage facilities we are proposing the use “Self-Service Storage Facility, Interior Unit Access” be established and the following definition: “A building containing separate interior climate-controlled storage units of varying sizes, which are leased or rented for the storage of customer’s goods and wares and which all storage units contained within the building have an access door from an interior hallway.” A “Self-Service Storage Facility, Interior Unit Access” shall not contain any outdoor storage.” For outdoor self- service storage facilities, we are proposing the use “Self-Service Storage Facility, Exterior Unit Access” be established and the following definition: “A building or group of buildings containing separate non climate-controlled storage units of varying sizes, which are leased or rented for the storage of customer’s goods and wares and which have exterior unit access generally consisting of single-story buildings with roll-up doors and direct drive-up access from the outside. A “Self-Service Storage Facility, Exterior Unit Access” may also contain outdoor storage.” “LC” Light Commercial and “GC” General Commercial Districts Currently “Self-Service Storage Facilities” are a special use in the “LI” Light Industrial and “HI” Heavy Industrial Districts. They were changed from a permitted use to a special use in those districts last fall via a text amendment that included several other miscellaneous changes to the UDO. The applicant is proposing that indoor self-service storage facilities (Self-Service Storage Facility, Interior Unit Access) be allowed as a special use in the “LC” Light Commercial and “GC” General Commercial Districts. Because of their unusual or unique characteristics, special uses require particular consideration as to their proper location in relation to adjacent established or intended uses or with respect to site layout, size, traffic circulation, etc. Some of the City’s older existing commercial space has become somewhat obsolete in regards to being attractive for retail space. Indoor self-service storage facilities would offer an opportunity for these properties to have a tenant that would help stabilize the area, increase property values and help draw people who would patronize the other nearby businesses. Allowing indoor self-service storage facilities as a special use in the “LC” and “GC” does create some concern if they begin to occupy space or property that is more ideal or intended for retail commercial uses. As noted, self-storage businesses have become very lucrative and we want to ensure that they do not begin to take up vacant space in prime locations, or that they pursue prime vacant land zoned for retail commercial. Staff would propose that in the “LC” and “GC” zoning districts that indoor self-service storage facilities (Self-Service Storage Facility, Interior Unit Access) only be allowed in existing commercial buildings and not be allowed in newly constructed buildings. In addition, we would recommend that indoor self-service storage facilities only be allowed in existing building space and not be a part of an expansion to a commercially building. These strategies would allow productive use in older commercial properties that have struggled to complete with newer centers in better locations. If this strategy is desirable, consideration should be given on how old the building would have to be and if a self- service storage facility would be allowed to occupy an entire building or shopping center or just a portion of a building. The concept of allowing indoor self-service storage facilities as a special use in the “LC” and “GC” Districts and the additional requirements that they can only located in existing buildings and not allowed in new buildings would be something we would want feedback from the Commission on. Comments and direction on how old the building would have to be and if a self-service storage facility would be allowed to occupy an entire building or just a portion of a building is also welcome. Please note that properties zoned “PD-C” Planned Development Commercial District would be controlled by the particular ordinance governing the site in determining if a self-service storage facility would be a permitted, special or prohibited use. A property owner would be allowed to petition the City to amend a Planned Development Ordinance to allow a self-service storage facility (indoor or outdoor). “LI” Light Industrial and “HI” Heavy Industrial Districts As previously noted self-service storage facilities are currently a special use in the “LI” Light Industrial and “HI” Heavy Industrial Districts. The amendment proposes to allow indoor self-service storage facilities (Self-Service Storage Facility, Interior Unit Access) as a permitted use in the “LI” and “HI” Districts and outdoor self-service storage facilities (Self-Service Storage Facility, Exterior Unit Access) would be allowed as a special use in the those districts. Article 7 Supplemental District Regulations We are proposing to add Article 7.21 to the Supplemental District Regulations in the UDO and establishing items to review for special use permits for an indoor self-service storage facility (Self-Service Storage Facility, Interior Unit Access) or an outdoor self- service storage facility (Self-Service Storage Facility, Exterior Unit Access) including, but not limited to: • Access/Traffic Circulation • Hours of Operation • Accessory uses such as retail sales of packing or mailing supplies • Fencing • Lighting • Architectural Elevations • Screening • Security Cameras • Dumpsters and Enclosures • Parking • Outdoor Storage These items would be considered for each special use permit application and associated standards or conditions may be applied to the special use permit per the provisions of Article 14.03 Special Use Permit of the UDO. Recommendation: Staff is looking for direction from the Commission in relation to the proposed amendments and particularly the concept of allowing indoor self-service storage facilities as a special use in the “LC” and “GC” Districts with the associated recommended requirements that they only be allowed in existing buildings and not in new buildings. Once direction is provided, we can come back to the next Commission meeting with a full report and recommendation with specific language.  Exhibit A Amend the Municipal Code Chapter 23 “Unified Development Ordinance” as follows: Article 3.01, “Definitions”, by creating the use “Self-Service Storage Facility, Interior Unit Access” and the following definition: “A building containing separate interior climate-controlled storage units of varying sizes, which are leased or rented for the storage of customer’s goods and wares and which all storage units contained within the building have an access door from an interior hallway.” A “Self-Service Storage Facility, Interior Unit Access” shall not contain any outdoor storage.” Article 3.01, “Definitions”, by deleting the definition for “Self-Service Storage Facility.” “Article 3.01, “Definitions”, by creating the use “Self-Service Storage Facility, Exterior Unit Access” and the following definition: “A building or group of buildings containing separate non climate-controlled storage units of varying sizes, which are leased or rented for the storage of customer’s goods and wares and which have exterior unit access generally consisting of single-story buildings with roll-up doors and direct drive-up access from the outside. A “Self-Service Storage Facility” may also contain outdoor storage.” Article 5.07 “LC” Light Commercial District by adding “Self-Service Storage Facility, Interior Unit Access” as a special use. Article 5.08 “GC” General Commercial District by adding “Self-Service Storage Facility, Interior Unit Access” as a special use. Article 5.11 “LI” Light Industrial District by deleting “Self-Service Storage Facilities” from the list of special uses. Article 5.11 “LI” Light Industrial District by adding “Self-Service Storage Facility, Interior Unit Access” as a permitted use. Article 5.11 “LI” Light Industrial District by adding “Self-Service Storage Facility, Exterior Unit Access” as a special use. Article 5.12 “HI” Heavy Industrial District by deleting “Self-Service Storage Facilities” from the list of special uses. Article 5.12 “HI” Heavy Industrial District by adding “Self-Service Storage Facility, Interior Unit Access” as a permitted use. Article 5.12 “HI” Light Industrial District by adding “Self-Service Storage Facility, Exterior Unit Access” as a special use. Article 7 “Supplemental District Regulations” by adding Article 7.21 and establishing items to review for a special use permit for a “Self-Service Storage Facility, Interior Unit Access” or a “Self-Service Storage Facility, Exterior Unit Access” including: • Access/Traffic Circulation • Hours of Operation • Accessory Uses such as Retail Sales of Packing or Mailing Supplies • Fencing • Lighting • Architectural Elevations • Screening • Security Cameras • Dumpsters and Enclosures • Parking • Outdoor Storage 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 Wednesday, January 17, 2018 at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by James Mason of Mason Properties for text amendments to Municipal Code Chapter 23 “Unified Development Ordinance” as follows: Article 3.01, “Definitions”, to create a use and definition for “Self-Service Storage Facility, Interior Unit Access” and “Self-Service Storage Facility, Exterior Unit Access” and to delete the existing use and definition for “Self-Service Storage Facility”; Article 5.07 “LC” Light Commercial District by adding “Self-Service Storage Facility, Interior Unit Access” as a special use; Article 5.08 “GC” General Commercial District by adding “Self-Service Storage Facility, Interior Unit Access” as a special use; Article 5.11 “LI” Light Industrial District by deleting “Self-Service Storage Facilities” from the list of special uses and adding “Self-Service Storage Facility, Interior Unit Access” as a permitted use and adding “Self-Service Storage Facility, Exterior Unit Access” as a special use; Article 5.12 “HI” Heavy Industrial District by deleting “Self-Service Storage Facilities” from the list of special uses and adding “Self- Service Storage Facility, Interior Unit Access” as a permitted use and adding “Self-Service Storage Facility, Exterior Unit Access” as a special use; Article 7 ”Supplemental District Regulations” by adding Article 7.21 and establishing items to review for a special use permit for a “Self-Service Storage Facility, Interior Unit Access” or a “Self-Service Storage Facility, Exterior Unit Access” and any related amendments deemed necessary pursuant to public hearing and review. All interested persons are encouraged to submit written comments on this proposal to the City of DeKalb by 5:00 p.m. on Wednesday, January 10, 2018, and are invited to appear and be heard at the time and place listed above. Further information is available from the Community Development Department, 815-748-2060. Christina Atherton, Chair DeKalb Planning and Zoning Commission City of DeKalb