Planning & Zoning Commission
Regular MeetingDeKalb, IL · September 19, 2018
Minutes
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
September 19, 2018
The Planning and Zoning Commission held a Meeting on September 19, 2018 at the City
of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Christina Doe
called the meeting to order at 6:02PM.
A. ROLL CALL
Recording Secretary, Linda Odom called the roll. Planning and Zoning
Commission members present were Chair Christina Doe, Katharina Barbe, Vicki
Buckley, Max Maxwell, and Jerry Wright. Commissioner David Castro was
absent.
City staff present were Principal Planner, Dan Olson and Recording Secretary,
Linda Odom.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Christina Doe requested a motion to approve the September 19, 2018
agenda as presented. Ms. Buckley motioned to approve the agenda as presented.
Mr. Maxwell seconded the motion, and the motion was approved by unanimous
voice vote.
C. APPROVAL OF MINUTES
Mr. Olson noted the minutes from the September 5, 2018 Commission meeting
will be presented for approval at the next meeting on October 3rd.
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
None
E. NEW BUSINESS
1. Public Hearing – Petition by Banner-Up Signs, applicant, and Hillcrest
Covenant Church, owner, for a special use permit for a church in order to
approve a waiver to Article 13.03.9 of the Unified Development Ordinance to
allow an electronic changeable copy sign (digital display sign) on the subject
property located at 1515 North 1st Street.
Chair Doe opened the meeting to the petitioner John Kuhn of Banner-Up Signs in
Sycamore and Jen Zerby, Pastor at Hillcrest Covenant Church. Ms. Zerby talked
about the church history mentioning that the congregation is around 150 people
Planning and Zoning Commission
September 19, 2018
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and their current sign is about 25 years old. She said they would like to replace
the sign with an electronic readerboard sign. Mr. Kuhn provided a slide
presentation explaining what the new sign would look like. He said the only thing
that lights up will be the letters, the message center is amber in color and the
church can control everything on the sign. He mentioned the church plans to have
the sign on from 6am-11pm.
Mr. Olson went through the staff report dated September 14, 2018 stating that the
church is asking for a special use permit for an electronic changeable copy sign
(digital display sign). He noted the UDO prohibits electronic changeable copy
signs, however a waiver can be granted with a special use permit. He reported the
sign will not be flashing and there are currently no restrictions when the existing
sign can be on. Mr. Olson mentioned the proposed sign should not be detrimental
to the neighborhood and is surrounded by single family homes with the closest one
about 125’ away. He noted the sign will be on the corner of Ridge Dr. and N. 1st
St. He said the City received Citizen Response Forms from Sharon Pflaumer of
1623 Margaret Lane, Vickie Novak and Sonya Wiley of 1701 Judy Lane indicating
they do not support the proposal. Mr. Olson also mentioned that a Citizen
Response Form from Dennis & Wanda Sabin of 1501 N. 1st St., Elaine Licking
representing 104 Ridge Dr. and an email from Linda Lahey of 1527 Margaret Lane
were received all noting their support of the request. Mr. Olson concluded there is
a sample motion recommending approval in the Commissioner’s packet.
Chair Doe gave the public a chance to speak.
Randy Bourdages representing Trinity Lutheran Church noted their support of the
request. He mentioned the church requested a similar sign 15 years ago and it
didn’t go through, however someday they would like to try again.
Chair Doe opened up the discussion to the Commissioners for comments or
questions. Mr. Maxwell asked about the lighting intensity restrictions (e.g. 500 nits)
in the recommendation. Mr. Kuhn from Banner Up Signs said the church can
control the intensity and brightness and there are sensors that make it dimmer
during the day and brighter at night. Mr. Wright asked if the sign could be
animated. Mr. Kuhn said yes it could be programmed for that. Ms. Buckley asked
if they would be open to turning it off an hour earlier at 10:00pm. The church
indicated they could. Ms. Barbe asked about the color of the letters. Mr. Kuhn
responded they will be orange (amber). Mr. Kuhn said there will be no movement
in the sign only changes in the message. Ms. Buckley asked how the prosed sign
compares with the digital display sign at Bemis Toyota (Sycamore Road) regarding
brightness. Mr. Olson said they have the same restrictions as recommended for
the church but is not sure on the intensity of the Bemis sign. He noted it can be
programmed to change. Chair Doe asked if the blue will be lit in the sign. Mr. Kuhn
said no it will only be lit behind the letters. Mr. Kuhn said the top portion would
only be on when it is dark out and the bottom electronic portion would be on if they
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September 19, 2018
Page 3 of 3
choose the times of 6am-11pm. He added that the top portion is controlled
separately from the bottom portion of the sign.
Chair Doe gave the public one more chance to speak. There was none. Chair Doe
asked the Commissioners if they had any more questions. There was none.
Mr. Wright moved that based upon the submitted petition and testimony presented,
the Planning and Zoning Commission forward its findings of fact and recommend
to the City Council approval of a Special Use Permit for a church in order to
approve a waiver to Article 13.03.9 of the Unified Development Ordinance to allow
an electronic changeable copy sign (digital display sign) as shown on the sign
details and site plan received on August 15, 2018 prepared by Banner Up Signs
labeled as Exhibit A and per the conditions as indicated on Exhibit B. Ms. Buckley
seconded. Ms. Barbe made a motion to amend the original motion to restrict the
time the sign could be on from 6:00am to 11:00pm. There was no second to the
amended motion. Mr. Wright did not agree to the amended motion.
A roll call vote was taken. Ms. Buckley – yes, Mr. Maxwell – yes, Mr. Wright – yes,
Ms. Barbe – no, Chair Doe – yes. Motion passes 4-1-1. Mr. Castro was absent.
F. REPORTS
Mr. Olson mentioned the next Planning and Zoning Commission meeting will be
Wednesday, October 3, 2018. There will be one hearing for 209 W. Hillcrest for a
garage addition that encroaches in the front and rear yard setbacks. He reported
at the September 10th City Council meeting they did pass the first reading for the
Home2 Suites hotel and the 2nd reading will be in front of the Council next Monday
night, September 24th. Mr. Olson reported the Mayor received a resignation from
Commissioner Deborah Nier and hopefully the vacancy will be filled soon. Chair
Doe stated she would like to thank Deb for her service and she was a great asset
to the team.
G. ADJOURNMENT
Ms. Barbe motioned to adjourn, Mr. Maxwell seconded the motion, and the
motion was approved by unanimous voice vote. The meeting adjourned at
6:28pm.
Respectfully Submitted,
Linda Odom, Recording Secretary
Minutes were approved by the Planning and Zoning Commission on October 17, 2018.
Agenda
DeKalb Municipal Building
Council Chambers
200 S. Fourth St., 2nd Floor
DeKalb, IL 60115
AGENDA
Planning and Zoning Commission
September 19, 2018
6:00 PM
A. ROLL CALL
B. APPROVAL OF AGENDA (Additions or Deletions)
C. APPROVAL OF MINUTES
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
E. NEW BUSINESS
1. Public Hearing – Petition by Banner-Up Signs, applicant, and Hillcrest Covenant
Church, owner, for a special use permit for a church in order to approve a waiver
to Article 13.03.9 of the Unified Development Ordinance to allow an electronic
changeable copy sign (digital display sign) on the subject property located at 1515
North 1st Street.
F. REPORTS
G. ADJOURNMENT
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
September 14, 2018
TO: DeKalb Planning and Zoning Commission
FROM: Jo Ellen Charlton, Community Development Director
Dan Olson, Principal Planner
RE: Special Use Permit for a Church to Allow an Electronic Changeable Copy Sign -
1515 N. 1st. St. (Hillcrest Covenant Church)
I. GENERAL INFORMATION
A. Purpose Approval of a Special Use Permit for a church in
order to approve a waiver to Article 13.03.9 of the
Unified Development Ordinance to allow an
electronic changeable copy sign (digital display
sign)
B. Location/Size 1515 N. 1st St./3.36 acres
C. Petitioner Banner Up Signs representing Hillcrest Covenant
Church
D. Existing Zoning SFR2 - Single Family Residential District.
E. Existing Land Use Church
F. Proposed Land Use Addition of an electronic changeable copy sign
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
Hillcrest Covenant Church located at 1515 N. 1st St. is proposing to replace and construct a new
ground sign at the southwest corner of N. 1st St. and Ridge Drive. The existing sign is 5.5 feet in
total height, about 30 sq. ft. in size (7.5’x 4’) and is double-sided internally lit with two lines of
changeable copy. The sign is about 21 feet from the right-of-way of Ridge Dr. and 12 feet from
the right-of-way of N. 1st St. The existing sign cabinet will be removed and a new sign cabinet at
the same size will replace it. The new sign will include an electronic message center at 17.5 sq. ft.
that will replace the existing manual changeable copy letters and take up about 58% of the total
sign face. The two support posts of the sign will remain. The UDO allows churches (schools and
public buildings are also included) to have one Identification/Information Sign not to exceed 50
sq. ft. and 15 feet in height. A detail of the sign is provided in your packet.
The UDO regulations prohibit electronic changeable copy signs, however a variance to the sign
regulations can be granted as a condition of a special use permit. The site is zoned “SFR2”, Single-
Family Residential and a church is a special use in that district. The church pre-dates the current
UDO by several decades and was likely a permitted use when it was constructed in 1969.
Page 2 of 6
On July 9, 2018, Littlejohn Elementary School received a special use permit that included approval
of a seven-foot-high and 46.5 sq. ft. electronic changeable copy sign near the entrance to the
school. Operational limitations that were approved with the special use permit for the sign
included:
• 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.
The special use permit also had a condition that the sign could only be illuminated when school is
in session or when there is a school activity occurring in the building. That condition was not
included in the recommendation for the church but can be added if the Commission desires.
The City has also approved electronic changeable copy signs for DeKalb High School in 2009,
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, Littlejohn Elementary School, be approved for this site and are listed at the end
of the report. The church has reviewed the conditions and has indicated they would be able to
comply with them.
III. STANDARDS OF A SPECIAL USE
1. The proposed special use complies with all provisions of the applicable district
regulations.
The church has been located on the subject property since 1969. The subject property is zoned
“SFR2” Single-Family Residential, which requires a special use for churches. 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 sign
will be in compliance with the maximum size and height for ground signs for churches per the
UDO.
Page 3 of 6
2. The proposed special use will not be unreasonably detrimental to the value of other
property in the neighborhood in which it is to be located or to the public welfare at large.
The proposed special use will not have a detrimental effect on the adjacent properties or land uses.
The church has existed on the site since 1969 along with associated signage. The proposed
electronic readerboard sign proposed at the southwest corner of Ridge Drive and N. 1st St. will not
be in close proximity to any homes, will only take up 58% of the total sign area and will have the
same operational limitations as other digital display signs recently permitted in the City. In
addition, the proposed sign will be the same size and height as the existing sign.
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 church has existed on the site since 1969 along with associated signage. The electronic
readerboard sign will be about 120 feet away from the nearest home 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.
The appropriate utilities are already provided to the proposed sign.
5. The proposed use, where such developments and uses are deemed consistent with
good planning practice, or can be operated in a manner that is not detrimental to the
permitted developments and uses in the district; can be developed and operated in a manner
that is visually compatible with the permitted uses in the surrounding area; shall in all other
respects conform to the applicable regulations of the district in which it is located; and is
deemed essential or desirable to preserve and promote the public health, safety and general
welfare of the City of DeKalb.
The proposed sign will not be detrimental to the permitted uses on the site or to the surrounding
area. The proposed sign will replace an existing sign and will be the same size. The sign will be
visually compatible with the permitted uses in the surrounding area and will promote the public
health, safety and general welfare of the City.
Page 4 of 6
IV. CITIZEN RESPONSE/COMMENTS
We have received Citizen Response Forms from Sharon Pflaumer of 1623 Margaret Lane and
Vickie Novak and Sonya Wiley of 1701 Judy Lane indicating they do not support the proposal.
We also have received Citizen Response Forms from Dennis and Wanda Sabin of 1501 N. 1st St.,
Elaine Licking representing 104 Ridge Dr. and an e-mail from Linda Lahey of 1527 Margaret Lane
all noting their support of the request. Copies of the forms and e-mail are 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 church to inform
the public of church activities. In addition, the proposed sign will be in compliance with the UDO
regulations regarding height and size. The electronic changeable copy sign will be located in an
area not directly adjacent 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 for a church in order to approve a waiver to Article 13.03.9 of the Unified
Development Ordinance to allow an electronic changeable copy sign (digital display sign) as
shown on the sign details and site plan received on August 15, 2018 prepared by Banner Up Signs
labeled as Exhibit A and per the conditions as indicated on Exhibit B.
Page 5 of 6
Exhibit B
The electronic changeable copy sign (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
EXHIBIT A
EXHIBIT A
From: james lahey
To: Olson, Dan
Subject: Electronic Signboard for Hillcrest Covenant Church
Date: Wednesday, September 12, 2018 4:03:01 PM
[NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT
CLICK on links or open attachments unless you are sure the content is safe.]
9-12-2018
TO: DeKalb Planning and Zoning Commission
FROM: Linda Lahey
1527 Margaret Lane
DeKalb, IL
I support the proposal of the Hillcrest Covenant Church for a new
electronic signboard. I received a detailed explanation of this
replacement sign from Hillcrest Covenant and understand what it
will look like. It should work out well.