Planning & Zoning Commission

DeKalb Municipal Building Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission June 20, 2018 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. June 6, 2018 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing - Petition by Karen Dodge of Municipal Resolutions representing DeKalb Community School District #428 for approval of a Special Use Permit for a Public School to approve waivers to the ground and wall sign regulations as allowed per Article 13.02.06 of the Unified Development Ordinance and as shown on the sign details made part of the Special Use application (Littlejohn Elementary School) (1121 School Street) F. REPORTS G. ADJOURNMENT  MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION June 6, 2018 The Planning and Zoning Commission held a Meeting on June 6, 2018 in the Executive Conference Room at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Christina Doe 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 Doe, David Castro, Matthew Crull and Deborah Nier. Members absent were Jerry Wright, Vicki Buckley and Katharina Barbe. Principal Planner Dan Olson was also in attendance representing City staff. B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Christina Atherton requested a motion to approve the June 6, 2018 agenda as presented. Mr. Crull motioned to approve the agenda as presented. Ms. Nier seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES May 9, 2018 – Mr. Castro 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. Final Plat of Resubdivision – Burski Resubdivision Plat – Furrow Street – Lots 206 and 206 in Devonaire Farms Unit 2 Subdivision (Steven L. Burski) Mr. Olson went through the staff report dated June 1, 2018. He noted that the applicant owns the two lots in Devonaire Farms Unit 2 and would like to combine them in order to construct a single-story home. Mr. Olson added the resubdivision plat would also vacate the five-foot wide utility easements along the common lot line. He added that the Plat has been reviewed by staff and meets with their approval. He mentioned once the Plat is approved and recorded, the owner can Planning and Zoning Commission June 6, 2018 Page 2 of 2 construct the home. Mr. Olson advised the Commission that their review only pertains to the Plat and not the home. Chair Doe asked if some utilities are going to be removed, since there are two lots. The owner, Steven Burski, noted where the water and sanitary sewer will be connected to the home at and describing the other utility connections that will be capped. Mr. Crull made a motion that the Planning and Zoning Commission recommend approval of the Final Plat of Burski Resubdivision dated April 25, 2018. Ms. Nier seconded the motion. A roll call vote was taken. Chair Doe – yes, Ms. Nier – yes, Mr. Castro – yes, Mr. Crull – yes. Motion passed 4-0-3. Ms. Buckley, Ms. Barbe and Mr. Wright were absent. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be June 20, 2018, where there will be a public hearing for a special use permit for Littlejohn Elementary School regarding new signs. He noted the next Commission meeting after that will be on Thursday, July 5th, since Wednesday, July 4th is a Holiday. Mr. Olson added the Pizza Hut (701 W. Lincoln Highway) rezoning is on the June 11th City Council meeting agenda. G. ADJOURNMENT Mr. Castro motioned to adjourn, Mr. Crull seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 6:12 pm. Respectfully Submitted, Dan Olson, Principal Planner Minutes were approved by the Planning and Zoning Commission on July 5, 2018.  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT June 15, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Special Use Permit for a Public School – Signs - 1121 School St. (Littlejohn Elementary School) I. GENERAL INFORMATION A. Purpose Approval of a Special Use Permit for a Public School to approve waivers to the ground and wall sign regulations as allowed per Article 13.02.06 of the Unified Development Ordinance and as shown on the sign details made part of the application B. Location/Size 1121 School St./11.11 acres C. Petitioner Karen Dodge of Municipal Resolutions representing DeKalb Community School District #428 D. Existing Zoning SFR2 Single Family Residential District. E. Existing Land Use Public Elementary School F. Proposed Land Use Addition of ground and wall signs G. Surrounding Zoning and Land Use North: SFR2– Single-Family Residential South: SFR2– Single-Family Residential East: SFR2– Single-Family Residential West: SFR2– Single-Family Residential H. Comprehensive Plan Designation Institutional II. BACKGROUND AND ANALYSIS The DeKalb Community School District #428 is proposing to replace and install new signs at Littlejohn Elementary School located at 1121 School St. The sign details and proposed locations are provided in your packet. Article 13.05.01 of the UDO allows schools (churches and public buildings are included) to have one Identification/Information Sign not to exceed 50 sq. ft. and 15 feet in height. Schools are not specifically listed anywhere else in the sign regulations except in relation to a flag, emblem or insignia or for temporary signs. For properties zoned residential, additional permitted signs are limited to Greek housing, dormitories, home based businesses, property rental offices and subdivisions. Wall signs for residential zoned properties are not mentioned in Article 13. Article 13.02.06 of the UDO states that no variance or waiver can be granted for any provision regarding signs except as a condition of a Special Use Permit or a Planned Development Ordinance. Although Littlejohn Elementary School has received a couple of special uses for mobile classrooms in the past, there was no original special use permit for the school itself. The school pre-dates the current UDO by several decades and was likely a permitted use when it was constructed in the 1950s. The site is zoned “SFR2”, Single-Family Residential and a public school is a special use in that district. The District is proposing two new ground signs that will replace two existing signs at the entrance off N. 13th St. and in front of the main door to the school. The new sign proposed at the entrance off N. 13th St. will be a double-faced internally illuminated monument sign with a changeable marquee. The sign will be seven feet high and about 40 square feet in size. The changeable copy area of the sign will be under the 18 sq. ft. maximum allowed per the UDO. It will replace an existing panel sign that is roughly the same size but has no changeable marquee (see sign details). This sign can qualify as the Identification/Information Sign that the UDO allows. The new sign near the entrance to the building and the student drop off area will be a single-faced internally illuminated monument sign with a digital display. The sign will be seven feet high and 46.5 square feet. Digital display signs or electronic reader board signs are prohibited per Article 13.03 of the UDO (gas station price signs and time/temperature signs are exempt). The 17.5 square foot and 4’8” tall existing cast stone panel sign located near the main entrance to the building will be re- located to an area along School St. (see map). Finally, the District is requesting one non- illuminated wall sign on the south side of the building that will be 59 square feet. Except for one sign which is allowed up to 50 sq. ft. and 15 feet in height, the other proposed signs are not in compliance with the UDO regulations. The sign regulations in the UDO do not cover non-residential uses on residential zoned properties very well. Signs on public school property may have been interpreted in the past to be under the jurisdiction of the Regional Office of Education regarding building and construction permits for schools, which they have jurisdiction. However, a court case a few years ago in Illinois made it clear that construction, including signs, on school property fall under a local jurisdiction’s zoning regulations. Building permits and inspections are still issued by the Regional Office of Education. Page 2 of 6 Ground signs in the non-residential zoning districts can be up to 50 square feet and 10 feet in height and one is allowed for each street frontage that has an access servicing the site. Wall signs in non- residential zoning districts are allowed up to one square foot per lineal foot of building frontage upon which the sign is affixed. The proposed signs for the school would be in compliance with the regulations of the UDO if the site was zoned a non-residential district, except for the electronic readerboard sign. DeKalb High School along W. Dresser Road received a Special Use Permit in 2009 and the Permit allowed, in part, a ground sign that would be “monochromatic, non-flashing, non-pictorial, intermittent changing, informational electronic sign where different copy changes are shown on the same lamp bank.” The City has also approved electronic readerboard signs for First Midwest Bank at 130 W. Lincoln Highway in 2012 and Bemis Toyota along Sycamore Road in 2016. Staff is suggesting the regulations for the most recent approval of an electronic readerboard sign, Bemis Toyota, be approved for this site and are listed below. The School District has agreed they would be able to comply with these regulations. • Digital displays shall be static in nature, and shall not have movement of any kind or the appearance or optical illusion of movement, on any part of the sign. • Each message on the sign must be displayed for a minimum of 20 seconds or such longer time as may be hereafter enacted by the City in the UDO. • The change between static messages must be accomplished immediately, with no use of any transitions. • The sign must include light sensors and dimmer controls that automatically adjust to outdoor lighting levels so that illuminations levels are dimmer at night and on cloudy days than during sunny days. In no instance shall lighting intensity exceed 500 nits. • The sign shall not contain any “off-site” advertising, except for the dissemination of bona fide emergency public messages issued by a unit of government. • The sign shall be equipped with an automatic off switch when the sign is malfunctioning or has missing light fields. We are currently reviewing the sign regulations and will have some amendments proposed in the next few months for consideration by the Planning and Zoning Commission and City Council that will allow non-residential uses on residential zoned properties additional ground signs and provisions to allow walls signs. III. STANDARDS OF A SPECIAL USE 1. The proposed special use complies with all provisions of the applicable district regulations. The school has been located on the subject property since the 1954. The subject property is zoned Page 3 of 6 “SFR2” Single-Family Residential, which requires a special use for public school buildings. Article 13.02.06 of the UDO states that no variance or waiver can be granted for any provision regarding signs except as a condition of a Special Use Permit or a Planned Development Ordinance. The proposed signs would be in compliance with the regulations of the UDO if located in a non-residential zoning district. 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. An elementary school has existed on the site since the 1950’s along with signage. The proposed signs would be in compliance if the site was zoned a non-residential classification. The electronic readerboard sign proposed near the entrance to the school will not directly face any homes and will have the same operational limitations as other digital display signs recently permitted in the City. The City has allowed a digital display sign at another public school in the City (DeKalb High School and W. Dresser Road). 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 special use will not dominate the immediate area and will not prevent development on the neighboring properties. The surrounding area is already developed with single-family residential uses and the school has existed on the site since 1954 along with associated signage. The proposed signs will be in compliance with the regulations used for non-residential zoned properties. The electronic readerboard sign will be in an area not directly visible to homes and will have operational limitations similar to other recently approved digital display signs. 4. Adequate utility, drainage and other such necessary facilities have been or will be provided. Adequate public services are already provided to the subject site. The appropriate utilities will be provided to signs that require electrical connections. 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. Page 4 of 6 The proposed signs will not be detrimental to the permitted developments and uses on the site or to the surrounding area. The proposed signs will allow the school district to inform residents and parents and serve the educational needs of the community, which promotes the public health, safety and general welfare of the City. IV. CITIZEN RESPONSE/COMMENTS We received a Citizen Response Form from Thomas Dickman of 1105 N. 13th St. indicating his support for the request. A copy of the form is in your packet and will be made part of the record at the hearing. V. CONCLUSIONS AND RECOMMENDATIONS Staff would recommend approval of the special use request, which will allow the school to have signs that will inform and serve the parents and residents of the community. In addition, the proposed signs would be in compliance with the regulations for signs if located in a non-residential zoning district. The electronic readerboard sign will be located in an area not directly visible to homes and will have operational limitations similar to other recently approved digital display signs. Sample Special Use Permit Motion: Based upon the submitted petition and testimony presented, I move that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of a Special Use Permit for a Public School to approve waivers to the ground and wall sign regulations as allowed per Article 13.02.06 of the Unified Development Ordinance and as shown on the sign details dated May 7, 2018 prepared by Quantum Sign Corporation (Pages 1,2,4 and 5) and location map labeled as Exhibit A and per the conditions as indicated on Exhibit B for the electronic readerboard sign (digital display sign). Page 5 of 6 EXHIBIT A  Exhibit B The digital display sign shall conform to the following operational limitations at all times: 1. Digital displays shall be static in nature and shall not have movement of any kind or the appearance or optical illusion of movement, on any part of the sign. 2. Each message on the sign must be displayed for a minimum of 20 seconds or such longer time as may be hereafter enacted by the City in the UDO. 3. The change between static messages must be accomplished immediately, with no use of any transitions. 4. The sign must include light sensors and dimmer controls that automatically adjust to outdoor lighting levels so that illuminations levels are dimmer at night and on cloudy days than during sunny days. In no instance shall lighting intensity exceed 500 nits. 5. The sign shall not contain any “off-site” advertising, except for the dissemination of bona fide emergency public messages issued by a unit of government. 6. The sign shall be equipped with an automatic off switch when the sign is malfunctioning or has missing light fields. Page 6 of 6  Special Use for Carl Littlejohn School at 1121 School Street We are requesting this Special Use to better identify this property as a School and clearly mark entrances. The school is named after the Littlejohn family. Currently, Carl Littlejohn is in a state of passing and it is his dying wish for the school to be updated with signage. The school has never had any permanent street view signage to designate it is a school (aside from a temporary panel sign put in when the school changed entrances) and it has been an issue for school children and parents who are dropping off kids as to where the main entrance is located. The parking lot currently has a non-illuminated small old stone-like sign but it becomes blocked by cars during drop off. This sign is to be relocated to the back end of the school by the playground, thus the school will no longer have any main ground ID signage at the front of the school. The signs would be in compliance with the regulations if they were in a commercially zoned property because it allows for one ground sign along a street frontage that serves as the primary access for a lot with the sign not to exceed 50 square feet and 2 signs if there are two frontages with entrances more than 200 feet worth of frontage. The sign height can’t exceed 10 feet in overall height and no portion of a ground sign shall be closer than 18 inches from any property line with a setback on one lineal foot from any property line if the topmost edge of the sign exceeds 10 feet in overall height. The code 13.0704 state that each lot may have a manual changeable copy sign which may be a ground sign and the changeable copy can’t exceed 18 square feet in area and the copy must reference the business conducted within the premises to which the sign I attached. The proposed signage meets all these sign regulations. There was an ordinance that was approved for the Toyota Car dealership and we are willing to meet those same requirements. The approval of the Special Use will not negatively impact the land uses, property values or the public health. The existing temporary panel sign at the entrance has been the only sign displaying the entrance to that of a school (otherwise it looks like a long residential driveway from the street). The message center sign will be replacing the temporary sign. The sign will increase safety by letting passersby that they are near a school entrance road. The interior main school identification sign is to replace an old and small existing stone-like sign that is non-illuminated. This sign will be relocated to the rear of the school by the playground off School Street where there is currently no ground or wall signage on this street frontage. The ground sign will be single faced. The closest residential yard per Google Earth (a fenced in backyard) is over 250 feet away, the next closest residential backyard to the sign are over 300 feet away and are sitting angled without a direct frontal view of the sign. For the most part, the sign faces the school parking lot and an open field 400 feet to the north/northwest. The sign can be adjusted so there is no flashing and can be on a timer to shutoff at a specific time. The wall sign is non-illuminated and should not negatively impact the surrounding properties. May 29, 2018 Dear Property Owner: The DeKalb Planning and Zoning Commission will consider a request on a petition by Karen Dodge of Municipal Resolutions representing DeKalb Community School District #428 for approval of a Special Use Permit for a Public School to approve waivers to the ground and wall sign regulations as allowed per Article 13.02.06 of the Unified Development Ordinance and as shown on the sign details made part of the Special Use application. The subject site is located at 1121 School Street (Littlejohn Elementary School) and zoned “SFR2” Single Family Residential. The DeKalb Planning and Zoning Commission will review this request and hold a public hearing at its regular meeting on Wednesday, June 20, 2018 at 6:00 p.m. The meeting will be at the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. As a property owner within 250 feet of the above-mentioned property, you are encouraged to attend this meeting to learn about and comment on the proposal. You are also welcome to submit any written comments you may have on the proposal no later than Wednesday, June 13, 2018. You may submit written comments regarding the request on the enclosed comment sheet by mail to the address listed above, or by e-mail to dan.olson@cityofdekalb.com. All comments will be shared with the Commission and included in the public record. Additional information regarding the public hearing and request can be found on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings. If you have any questions about this request, please feel free to contact the Community Development Department at (815) 748-2060. Sincerely, Dan Olson Principal Planner Enclosures CC: Mayor City Council Interim City Manager Planning and Zoning Commission 1121 School Street (Littlejohn School) – Special Use Permit - Signs Page 2 of 4 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, June 20, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by Karen Dodge of Municipal Resolutions representing DeKalb Community School District #428 for approval of a Special Use Permit for a Public School to approve waivers to the ground and wall sign regulations as allowed per Article 13.02.06 of the Unified Development Ordinance and as shown on the sign details made part of the Special Use application. The subject site is located at 1121 School Street (Littlejohn Elementary School) and zoned “SFR2” Single Family Residential District. The property is commonly described as 1121 School Street, DeKalb, IL 60115 and has a Parcel Identification Number (PIN) of 08-14-453-037. 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. by Wednesday, June 13, 2018. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings Christina Doe, Chairperson DeKalb Planning and Zoning Commission Page 4 of 4