Planning & Zoning Commission

DeKalb Municipal Building Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission February 21, 2018 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. February 7, 2018 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing on a petition by Stefan Wereminski, applicant, and Blackhawk Road, LLC, owner, to amend Planned Development Ordinance No. 2017-028 to eliminate the requirement for a commercial kitchen and amend the Final Plans regarding the parking lot, handicap accessibility and landscaping at the Sigma NU Fraternity located at 1114 Blackhawk Road. F. REPORTS G. ADJOURNMENT  MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION February 7, 2018 The Planning and Zoning Commission held a Meeting on February 7, 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 Recording Secretary, Linda Odom called the roll. Planning and Zoning Commission members present were Chair Christina Atherton, Katharina Barbe, David Castro, Matthew Crull and Deborah Nier. Members absent were Vicki Buckley and Jerry Wright. 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 February 7, 2018 agenda as presented. Ms. Barbe 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 January 17, 2018 – Ms. Barbe motioned to approve the minutes as presented, Mr. Crull 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. Continued 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. Chair Atherton opened the public hearing. Principal Planner Olson went through the staff report dated February 2, 2018 provided in the Commissioner’s packets. He noted the hearing was continued from the January 17th Planning and Zoning Commission meeting and changes have Planning and Zoning Commission February 7, 2018 Page 2 of 4 been made to the proposed amendments per the Commission’s direction. He said the applicant is proposing to amend the UDO to create uses and definitions for indoor and outdoor self-service storage facilities (Self-Service Storage Facility, Interior Unit Access and Self-Service Storage Facility, Exterior Unit Access) and to add indoor self-service storage facilities as a special use in the “LC” Light Commercial and “GC” General Commercial Districts. Mr. Olson also mentioned amendments were proposed to the “LI” Light Industrial and “HI” Heavy Industrial Districts to add indoor self-service storage facilities as a permitted use and outdoor facilities as a special use. He added that 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 space and are compatible with the surrounding neighborhood. Mr. Olson mentioned the Commission stated at the last meeting they wanted to address the issue of expansion of existing buildings for self-storage use on a case by case basis. Mr. Olson explained that through the special use permit process, the Commission would have that ability to review these on a case by case basis. Mr. Olson also went through the proposed amendments related to adding Article 7.21 to the Supplemental District Regulations in the UDO and establishing items to review for special use permits for an indoor or outdoor self-service storage facility. He stated that staff recommends approval of the amendments as described on Exhibit A attached to the staff report and noted there is a sample motion in the report. James Mason of Mason Properties, 120 N. Annie Glidden Rd., DeKalb, commented that he understands and agrees with the proposed amendments. He mentioned that he would like to use load leveler docks at his building on S. 4th. St. and put a ramp in so someone could back their vehicle in to unload. Mr. Olson noted that would be fine and stated as long as the storage units are accessed by the customers from the inside of the building, it would be considered a “Self- Service Storage Facility, Interior Unit Access”. Chair Atherton asked if anyone else would like to speak from the public. There was none. Chair Atherton then asked if any Commissioners had questions. Ms. Nier asked Mr. Olson about buildings being obsolete and how the Commission would define that. Mr. Olson responded it is not specifically defined and would have to be proven by the applicant. He noted that items such as how long the space has been vacant and the physical characteristics of the building and site would be factors in determining obsolescence. Ms. Nier said she has some language from the American Society of Appraisers regarding defining economic obsolescence. Mr. Olson indicated the additional wording suggested by Ms. Nier can be part of the motion. Planning and Zoning Commission February 7, 2018 Page 3 of 4 Chair Atherton gave the public one more chance to speak. There was none. She closed the public hearing. Chair Atherton asked the Commissioners for anymore further discussion. There was none. Based on the submitted petition and testimony presented, Ms. Nier moved that the Planning and Zoning Commission recommend to the City Council approval of text amendments to the following Articles of Chapter 23 “Unified Development Ordinance” of the Municipal Code: Article 3 “Definitions;” Article 5 “Zoning District Regulations;” and Article 7 “Supplemental District Regulations,” in relation to self- service storage facilities as indicated on the attached Exhibit A to the staff report, adding factors relating to property Economic Obsolescence including: • Weakness in economics of the industry • Loss of material and/or labor sources • Passage of new legislation • Changes in ordinances • Increased cost of raw materials, labor, or utilities • Reduced demand for the product • Increased competition • High interest rates • Unavailability of financing Mr. Crull seconded the motion. A roll call vote was taken. Ms. Barbe - yes, Mr. Castro – yes, Mr. Crull – yes, Ms. Nier – yes and Chair Atherton – yes. Motion passes 5-0-2. Ms. Buckley and Mr. Wright were absent. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be February 21, 2018. He added there is a scheduled public hearing for 1114 Blackhawk Road where they would like to amend their Planned Development Ordinance regarding the commercial kitchen, handicapped accessibility and landscaping. G. ADJOURNMENT Ms. Barbe motioned to adjourn, Mr. Crull seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 6:23PM. Planning and Zoning Commission February 7, 2018 Page 4 of 4 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: February 16, 2018 TO: Planning and Zoning Commission Members FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner SUBJECT: 1114 Blackhawk Road - Public Hearing Public Hearing - Amend Planned Development Ordinance No. 2017-28 to eliminate the requirement for a commercial kitchen and amend the Final Plans regarding the parking lot, handicap accessibility and landscaping at the Sigma NU Fraternity located at 1114 Blackhawk Road Background On May 22, 2017 the City Council approved Ordinance 2017-28 to re-zone the .7 acre site at 1114 Blackhawk Road to the “PD-R” Planned Development Residential District to allow the re-establishment of a fraternity of up to 45 residents. The Sigma NU Fraternity was issued a temporary certificate of occupancy in late November, 2017 to occupy the building. The certificate expires on February 28, 2018. Conditions were included with the temporary certificate of occupancy including requiring the owner to add an accessible lift, replacing all doors and submitting a zoning application to eliminate the commercial kitchen requirement. The City did receive a zoning application to amend the Ordinance to remove the commercial kitchen requirement, however the work on the accessible lift and doors is not yet complete. The City and owner have been working together and will be meeting to discuss the schedule for completion of the required work. Recommendation: Staff is recommending the public hearing be continued until the conditions in the temporary certificate of occupancy are adequately addressed. Staff will have a recommended date the hearing should be continued to at Wednesday’s meeting. 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, February 21, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on a petition by Stefan Wereminski, applicant, and Blackhawk Road, LLC, owner, to amend Planned Development Ordinance No. 2017-28 to eliminate the requirement for a commercial kitchen and amend the Final Plans regarding the parking lot, handicap accessibility and landscaping at the Sigma NU Fraternity located at 1114 Blackhawk Road, and any related amendments deemed necessary pursuant to public hearing and review. The subject property is located at 1114 Blackhawk Road, DeKalb, IL and has a Parcel Identification Number (PIN) of 08-15-176-021. 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 these proposals to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. on Wednesday, February 14, 2018. Further information is available from the Community Development Department, (815) 748-2060. Christina Atherton, Chairman DeKalb Planning and Zoning Commission