Planning & Zoning Commission

DeKalb Municipal Building Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission November 7, 2018 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. October 3, 2018 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – Petition by Cornerstone DeKalb LLC, represented by John Pappas, for approval of amendments to Ordinance 2017-011 to add additional service facilities to the list of permitted commercial uses in Article II.C of the Ordinance up to 2,000 square feet and also requesting the maximum square footage allowed for “Professional Service Offices” in the Ordinance be increased from 1,000 square feet to 2,000 square feet for 106, 112, 118 and 124 E. Lincoln Highway and 122 S. 1st St. (Cornerstone DeKalb) 2. Public Hearing – Petition by Plaza DeKalb LLC, represented by John Pappas, for approval of amendments to Ordinance 2017-036 to add additional service facilities to the list of permitted commercial uses in Article II.C of the Ordinance up to 2,000 square feet and also requesting the maximum square footage allowed for “Professional Service Offices” in the Ordinance be increased from 1,000 square feet to 2,000 square feet for 203, 209, 223 and 229 E. Lincoln Highway (Plaza DeKalb) 3. Public Hearing – Petition by SV CSG South DeKalb 1 and 2 LLC for approval of a zoning map amendment from the “HI” Heavy Industrial District to the “PD- I” Planned Development – Industrial District and approval of a Planned Development Preliminary Plan for the development of two, 2 megawatt community solar gardens (North side of Gurler Rd., 500 feet east of S. 1st St.) F. REPORTS G. ADJOURNMENT Planning and Zoning Commission October 3, 2018 Page 1 of 5 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION October 3, 2018 The Planning and Zoning Commission held a Meeting on October 3, 2018 at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Christina Doe called the meeting order at 6:02 PM. A. ROLL CALL Recording Secretary, Christine Wang, called the roll. Planning and Zoning Commission members present were Chair Christina Doe, Katharina Barbe, Max Maxwell, and Jerry Wright. Commissioners Vicki Buckley and David Castro were absent. City staff present were Principal Planner, Dan Olson, Community Development Director, Jo Ellen Charlton, and Recording Secretary, Christine Wang B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Christina Doe requested a motion to approve the October 3, 2018 agenda as presented. Ms. Barbe 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 September 5, 2018 – Mr. Wright motioned to approve the minutes, Ms. Barbe seconded the motion, and the motion was approved by unanimous voice vote D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) Bessie Chronopoulos of 423 Gayle Ave. stated that she felt the Planning and Zoning Commission is very important and urged City staff to offer more training for the Commission. She stated there are courses and classes online offered through the state. She noted that the Commission has not been meeting as often as it could. E. NEW BUSINESS 1. Public Hearing – Petition by Gary and Sara Lisle for a variance to Article 5.02 – “SFR-2” Single Family Residential District of the UDO in order to allow for a garage addition to encroach into the front and rear yard setbacks on the subject property located at 209 West Hillcrest Drive. Planning and Zoning Commission October 3, 2018 Page 2 of 5 Gary Lisle of 209 W. Hillcrest Drive, said he is requesting a variance for a garage addition because his house is on a corner lot and the proposed expansion would encroach upon current setback requirements. He noted the shape of the lot is irregular near the intersection of Sunnymeade Tr. and Hillcrest Dr. Mr. Lisle stated in order to construct the garage on the lot to meet the setback standards he would be required to do significant improvements to the interior of the home because it would be on the other side of the lot. Mr. Lisle mentioned the improvements he has made to his home have increased the property values in the surrounding neighborhood. He stated the garage is a single car garage and he would like to expand it to a two-car garage. The concrete would be widened on the driveway, so the cars could drive into the garage without going on the grass. He added the roof of the garage would be at the same level as the current roof height. Mr. Lisle stated that the proposed sightline with the proposed expansion would not obstruct his neighbor’s view to the north. He mentioned that many of the other homes in his neighborhood have two-car garages and said the proposed materials and colors of the expansion would match the existing home and add value. Mr. Olson went over the staff report dated September 28, 2018 including the findings of fact noting the property cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of the UDO. He added the lot is a small corner lot, and the UDO requires a twenty-five-foot setback along all public streets and a thirty-foot setback from the rear lot line and therefore there is no room on the lot to construct the one car garage addition. Mr. Olson also noted that the extraordinary or exceptional conditions of the property were not caused by the applicant as the lot was purchased in 2004 but was established in 1958. He mentioned the lot size is small as compared to other corner lots in the immediate area, which causes a true hardship for the applicant. He added the character and scale of the structure proposed would be compatible and appropriate to the area as the majority of the garages in the surrounding neighborhood are two-car. Mr. Olson said there was a written comment from Ronald and Meladie Marks of 207 Fairmont Dr. expressing their concerns regarding visibility for anyone driving south on Sunnymeade Trail and turning left onto W. Hillcrest Drive. Mr. Olson noted that there were no visibility issues turning onto W. Hillcrest upon further investigation and showed an image indicating so. Mr. Olson said the proposed variation would not impair public health, safety, comfort, morals, or welfare of the inhabitants in the neighborhood or the City of DeKalb and stated the staff recommended approval. Chair Doe opened up the public portion of the hearing and noted the written comments from Ronald and Meladie Marks of 207 Fairmont Dr. Chair Doe gave the Commissioners an opportunity to ask any questions. Mr. Maxwell asked how the commenter’s (Ronald and Meladie Marks) understanding of the sightlines could have occurred. Mr. Olson responded that it was possible Planning and Zoning Commission October 3, 2018 Page 3 of 5 they had not seen the supporting documents and plans posted on the City’s website. Chair Doe asked Mr. Lisle for clarification about the driveway changes planned with the garage addition. Mr. Lisle responded that a new curb cut onto Hillcrest Dr. would not be necessary and they would be using the existing drive. Chair Doe asked if there was a reason why there was not already a curb cut to Hillcrest Dr. Mr. Olson responded that it was likely too close to the intersection (Hillcrest Dr. and Sunnymeade Tr.). Chair Doe gave one more opportunity for the public to speak. There was none, and the public hearing was closed. Chair Doe asked if the Commissioners had any more questions or comments. There were none. Ms. Barbe made a motion based upon the submitted petition, testimony presented, and findings of fact that the Planning and Zoning Commission approve a variance to Article 5.02 to SFR-2 “Single Family Residential District” of the Unified Development Ordinance in order to allow for a garage addition to encroach into the front and rear yard setbacks on the subject property located at 209 West Hillcrest Drive, subject to garage location as shown on the survey received on 8-24-18 and labeled as Exhibit A to the staff report, and subject to the garage addition being constructed of brick along the south matching the existing brick of the home and transitioning to vinyl siding of the east and north sides of the home as determined by the Community Development Director. Seconded by Mr. Maxwell. A roll call vote was taken. Ms. Barbe – yes, Mr. Maxwell – yes, Mr. Wright – yes, Chair Doe – yes. Motion passes 4-0-2. Ms. Buckley and Mr. Castro were absent. 2. Items For Discussion – Annie Glidden North Revitalization Plan Ms. Charlton mentioned that the reason for placing this on the agenda was to give the Commission a general understanding of the timeline and the projects and initiatives recommended in the AGN Plan. Ms. Charlton addressed Ms. Chronopoulos’ earlier comments on the Commission’s guidelines and noted they are outlined in the Unified Development Ordinance and Municipal Code, one of which is to have oversight regarding the City’s Comprehensive Plan. Ms. Charlton noted that last year, the Council authorized a plan to review and revitalize the Annie Glidden North corridor. She added that an AGN Task Force was formed and divided into subcommittees and identified key areas of concern, including safety and security, commercial and residential development, and open space issues. Ms. Charlton stated that the result of the AGN Task Force was an identification of ten core transformational projects out of a total of forty-five Planning and Zoning Commission October 3, 2018 Page 4 of 5 projects. Ms. Charlton said the consultant helped drive the recommended projects and provided staff good examples of other similar communities’ successful projects. She stated that the Task Force did not work alone and utilized students and community members who were brought into the conversation. Ms. Charlton asked that the Commission hold a public hearing at the next meeting (Oct. 17th) to allow for community comment on the AGN Plan and noted the public comment period is open until October 19th. She said the public comments will be shared at the October 17th hearing with the Commission. Ms. Charlton stated that she expects the November 13th Committee of the Whole meeting will consist of staff member Aaron Stevens presenting the Plan to the Council based on the recommendations of the Task Force, the Commission, and the community. Chair Doe asks when the meetings would take place. Ms. Charlton responded that the community meeting will take place on October 10th at University Village, which is the last opportunity for any final feedback. Chair Doe asked for the time of the meeting. Ms. Charlton responded she doesn’t recall the exact time but will email the Commission members on the details. Mr. Wright asked if there were direct correlations to certain subjects within the AGN Plan that would modify the Comprehensive Plan. Ms. Charlton responded that any conflicting information in the Comprehensive Plan and the AGN Plan will be resolved through an ordinance that states the AGN plan will supersede any conflicting information in the Comprehensive Plan. Mr. Maxwell asked if there are any funding issues with the AGN Plan. Ms. Charlton responded that the Plan needs to be approved before implementation is discussed by the Council. She added that any projects that are pursued will have to be part of the Council’s budgeting process. Chair Doe commented that it is good timing for the AGN Plan. She asked who drafted the plan. Ms. Charlton responded that the Plan was drafted by the consultant (Camiros) and the staff reviewed the Plan and provided guidance. Chair Doe encouraged the Commission to look more closely at the Plan before the hearing. Mr. Olson noted that the public meeting on October 10th will take place at 6 pm. Chair Doe encouraged the Commission members to attend. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be Wednesday, October 17th and there are six public hearings scheduled. Mr. Olson noted that at the last City Council meeting, the City Council approved the Home2Suites Hotel project on second reading by a vote of 5-3-0. Ms. Charlton noted that an update of the sign regulations will be coming and will be done based on a court case that brings further restrictions to the current sign code. She stated that on the October 22nd Committee of the Whole meeting, staff plans to bring the City Council up to speed on sign code issues. Planning and Zoning Commission October 3, 2018 Page 5 of 5 Ms. Charlton also noted that training opportunities for the Commission are being discussed and stated that it would be advantageous for the Commission and the City Council to have joint meetings to discuss current issues. Ms. Barbe responded that a joint meeting would be helpful. Ms. Charlton responded that joint discussions would allow a clearer idea of what codes and procedures should be looked at. Chair Doe asked for an update on the solar project on Twombly Road (Suburban Apts.). Ms. Charlton responded that the County granted the City extra time to work with the applicant and a notice was sent to adjoining property owners asking for any concerns. She added that City staff met with the Fire Department to resolve any issues with access and water supply for the project. G. ADJOURNMENT Ms. Barbe motioned to adjourn, Mr. Wright seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 6:53 pm. Respectfully Submitted, Christine Wang, Recording Secretary Minutes were approved by the Planning and Zoning Commission on November 7, 2018.  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT November 2, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Amendments to Ordinance 2017-011 to allow additional service uses and to also increase the maximum square footage allowed for professional service offices for the properties located at 106, 112, 118 and 124 E. Lincoln Highway and 122 S. 1st St. (Cornerstone DeKalb) I. GENERAL INFORMATION A. Purpose To allow additional service uses and to also increase the maximum square footage allowed for professional service offices to accommodate future tenants B. Location/Size 106, 112, 118 and 124 E. Lincoln Highway and 122 S. 1st St./ .79 acres C. Petitioner Cornerstone DeKalb LLC represented by John Pappas D. Existing Zoning “PD-C” Planned Development Commercial E. Existing Land Use Commercial/Residential F. Proposed Land Use Commercial/Residential G. Surrounding Zoning and Land Use North: CBD; Commercial South: CBD; Parking Lot, Commercial East: CBD; Commercial West: CBD; Commercial H. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The applicant, Cornerstone DeKalb, LLC represented by John Pappas, is requesting approval of an amendment to Ordinance 2017-011 to add to the list of permitted commercial uses in Article II.C of the Ordinance the following uses up to 2,000 sq. ft. of the available commercial space: “Services facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies, and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager.” The petitioner is also requesting the maximum square footage allowed for “Professional Service Offices” in Article II.C be increased from 1,000 sq. ft. to 2,000 sq. ft. A nail solon is proposed for about 1,600 sq. ft. of space on the ground floor of the Cornerstone Building at 112 E. Lincoln Highway. The Planned Development Ordinance (2017-011) for Cornerstone DeKalb was approved on February 27, 2017. The Ordinance has a list of permitted residential and commercial uses as well as a list of prohibited uses with a focus on retail and restaurant-type uses. The Ordinance also authorized 51 upper-floor, single-bedroom apartment units. For the commercial uses, three categories were permitted: • Retail Uses, including minor incidental services accessory to retail uses. • Restaurants and Retail Food Establishments, including bars that maintain service of food. • Professional Service Offices, such as medical offices for licensed doctors or chiropractors, urgent care, dental office, legal office, optometrist/ophthalmologist, accountant, or other similar professional service-based office (with determination of what constitutes a similar professional office being made by the City Manager). Notwithstanding the foregoing, no more than 1,000 square feet of the available commercial square footage on the property shall be permitted to be utilized for this purpose. Approving the proposed amendments will allow some additional space for service uses in the building. The service uses will help bring additional foot traffic to the area and also provide services for the residents of the building. In addition, there is ample retail space available in the downtown area, so the location of service uses in part of the ground floor will not take up space that is in high demand for retail use. With the proposed amendments, there will be a limit on the square footage allowed for the service uses and professional services offices of 4,000 sq. ft. There is about 8,000 sq. ft. of commercial space on the ground floor of the Cornerstone building, so only 50% of the commercial space can be taken up by non-retail uses, if the amendments are approved. III. RECOMMENDATION Staff would recommend approval of the proposed amendments, which will allow some additional service uses in the building and help bring more foot traffic to the area while still Page 2 of 3 allowing ample space for retail uses. A sample motion was prepared and is provided below. Sample Motion: Based upon the submitted petition and testimony presented, I move that the Planning and Zoning Commission recommend to the City Council approval an amendment to Ordinance 2017-011 to add to the list of permitted commercial uses in Article II.C of the Ordinance the following uses up to 2,000 sq. ft. of the available commercial space: “Services facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies, and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager.”; and to approve the maximum square footage allowed for “Professional Service Offices” in Article II.C of the Ordinance be increased from 1,000 sq. ft. to 2,000 sq. ft. for the subject property located at 106, 112, 118 and 124 E. Lincoln Highway and 122 S. 1st St. as outlined in Exhibit A. Page 3 of 3  EXHIBIT A ORDINANCE 2017 – 011 ARTICLE II.C CORNERSTONE DEKALB C. Permitted Commercial Uses: There shall be no permitted commercial uses on the second or higher floors of the Building, and there shall be no permitted home occupation use of the residential components of the Building. Within the non-residential portions of the first floor of the Building and any portion of the basement of the Building allocated to supporting such non-residential areas, the permitted commercial uses shall be exclusively limited to the following: 1) Retail Uses. Purely Retail uses shall be permitted unless otherwise prohibited or limited. Minor, indoor incidental services shall be permitted as a component of Retail uses (e.g sale of computers with incidental computer servicing, jewelry store providing incidental jeweler services). 2) Restaurants and retail food establishments, including fast-food, sit-down or other similar establishments and also including bars that maintain service of food. In association with such use, the Owner shall be permitted to establish and maintain outdoor seating areas in accordance with any approved Final Plans. 3) Professional Service Offices, such as medical offices for licensed doctors or chiropractors, urgent care, dental office, legal office, optometrist/ophthalmologist, accountant, or other similar professional service-based offices (with the determination of what constitutes a similar professional office being made by the City Manager). Notwithstanding the foregoing, no more than 21,000 square feet of the available commercial square footage on the Property shall be permitted to be utilized for this purpose. 4) Services facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies, and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager. Notwithstanding the foregoing, no more than 2,000 square feet of the available commercial square footage on the Property shall be permitted to the utilized for this purpose.  Subject Site EL INC O LN HW Y 145 .4' ST 228 ST .0' S1 158 .0' Area is 0.85 acres 54.6 ' 200 70.0 .0' ' UNION PACIFIC RAILROAD File: \Community Development\Subject Property.mxd Created: 1/25/2017 DJE 0 12.5 25 50 75 100 Updated: 2/10/2017 DJE I Feet  ORDINANCE 2017 – 011 ARTICLE II.C CORNERSTONE DEKALB C. Permitted Commercial Uses: There shall be no permitted commercial uses on the second or higher floors of the Building, and there shall be no permitted home occupation use of the residential components of the Building. Within the non-residential portions of the first floor of the Building and any portion of the basement of the Building allocated to supporting such non-residential areas, the permitted commercial uses shall be exclusively limited to the following: 1) Retail Uses. Purely Retail uses shall be permitted unless otherwise prohibited or limited. Minor, indoor incidental services shall be permitted as a component of Retail uses (e.g sale of computers with incidental computer servicing, jewelry store providing incidental jeweler services). 2) Restaurants and retail food establishments, including fast-food, sit-down or other similar establishments and also including bars that maintain service of food. In association with such use, the Owner shall be permitted to establish and maintain outdoor seating areas in accordance with any approved Final Plans. 3) Professional Service Offices, such as medical offices for licensed doctors or chiropractors, urgent care, dental office, legal office, optometrist/ophthalmologist, accountant, or other similar professional service-based offices (with the determination of what constitutes a similar professional office being made by the City Manager). Notwithstanding the foregoing, no more than 21,000 square feet of the available commercial square footage on the Property shall be permitted to be utilized for this purpose. 4) Services facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies, and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager. Notwithstanding the foregoing, no more than 2,000 square feet of the available commercial square footage on the Property shall be permitted to the utilized for this purpose.  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT November 2, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Amendments to Ordinance 2017-036 to allow additional service uses and to also increase the maximum square footage allowed for professional service offices for the properties located at 203, 209, 223 and 229 E. Lincoln Highway (Plaza DeKalb) I. GENERAL INFORMATION A. Purpose To allow additional service uses and to also increase the maximum square footage allowed for professional service offices to accommodate proposed future tenants B. Location/Size 203, 209, 223 and 229 E. Lincoln Highway/ .41 acres C. Petitioner Plaza DeKalb LLC represented by John Pappas D. Existing Zoning PD-C, Planned Development Commercial E. Existing Land Use Commercial/Residential F. Proposed Land Use Commercial/Residential G. Surrounding Zoning and Land Use North: CBD; commercial, parking lot South: CBD; Commercial East: CBD; Commercial West: CBD; Commercial H. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The applicant, Plaza DeKalb, LLC represented by John Pappas, is requesting approval of an amendment to Ordinance 2017-036 to add to the list of permitted commercial uses in Article II.C of the Ordinance the following uses up to 2,000 sq. ft. of the available commercial space: “Services facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies, and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager.” The petitioner is also requesting the maximum square footage allowed for “Professional Service Offices” in Article II.C be increased from 1,000 sq. ft. to 2,000 sq. ft. The applicant has submitted building plans indicating about 1,000 sq. ft. of professional suites planned on the ground floor of the building at 223 E. Lincoln Highway. The suites would be located between The Gaming Goat and the proposed Jamrah Restaurant. The Planned Development Ordinance (2017-036) for Plaza DeKalb was approved on August 14, 2017. The Ordinance has a list of permitted residential and commercial uses as well as a list of prohibited uses with a focus on retail and restaurant-type uses. The Ordinance also authorized 21 upper-floor, single-bedroom apartment units. For the commercial uses, three categories were permitted: • Retail Uses, including minor incidental services accessory to retail uses. • Grocery Stores, Restaurants and Retail Food Establishments, including bars that maintain service of food. • Professional Service Offices, such as medical offices for licensed doctors or chiropractors, urgent care, dental office, legal office, optometrist/ophthalmologist, accountant, or other similar professional service-based office (with determination of what constitutes a similar professional office being made by the City Manager). Notwithstanding the foregoing, no more than 1,000 square feet of the available commercial square footage on the property shall be permitted to be utilized for this purpose. Approving the proposed amendments will allow some additional space for service uses in the building. The service uses will help bring additional foot traffic to the area and also provide services for the residents of the building. In addition, there is ample retail space available in the downtown area, so the location of service uses in part of the ground floor will not take up space that is in high demand for retail use. With the proposed amendments, there will be a limit on the square footage allowed for the service uses and professional services offices of 4,000 sq. ft. There is about 12,000 sq. ft. of commercial space on the ground floor of the Plaza DeKalb building, so only 33% of the commercial space can be taken up by non-retail uses. III. RECOMMENDATION Staff would recommend approval of the proposed amendments, which will allow some Page 2 of 3 additional service uses in the building and help bring more foot traffic to the area while still allowing ample space for retail uses. A sample motion was prepared and is provided below. Sample Motion: Based upon the submitted petition and testimony presented, I move that the Planning and Zoning Commission recommend to the City Council approval an amendment to Ordinance 2017-036 to add to the list of permitted commercial uses in Article II.C of the Ordinance the following uses up to 2,000 sq. ft. of the available commercial space: “Services facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies, and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager.”; and to approve the maximum square footage allowed for “Professional Service Offices” in Article II.C of the Ordinance be increased from 1,000 sq. ft. to 2,000 sq. ft. for the subject property located at 203, 209, 223 and 229 E. Lincoln Highway as outlined in Exhibit A Page 3 of 3  EXHIBIT A ORDINANCE 2017 – 036 ARTICLE II.C PLAZA DEKALB C. Permitted Commercial Uses: There shall be no permitted commercial uses on the second or higher floors of any buildings on the Property, and there shall be no permitted home occupation use of the residential components on the Property. Within the non-residential portions of the first floor of the buildings on the Property and any basement allocated to supporting such non-residential areas, the permitted commercial uses shall be exclusively limited to the following: 1) Retail Uses. Purely Retail uses shall be permitted unless otherwise prohibited or limited. Minor, indoor incidental services shall be permitted as a component of Retail uses (e.g sale of computers with incidental computer servicing, jewelry store providing incidental jeweler services). 2) Grocery stores, restaurants and retail food establishments, including fast-food, sit-down or other similar establishments and also including bars that maintain service of food. In association with such use, the Owner shall be permitted to establish and maintain outdoor seating areas in accordance with any approved Final Plans. 3) Professional Service Offices, such as medical offices for licensed doctors or chiropractors, urgent care, dental office, legal office, optometrist/ophthalmologist, accountant, or other similar professional service-based offices (with the determination of what constitutes a similar professional office being made by the City Manager). Notwithstanding the foregoing, no more than 21,000 square feet of the available commercial square footage on the Property shall be permitted to be utilized for this purpose. 4) Services facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies, and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager. Notwithstanding the foregoing, no more than 2,000 square feet of available commercial square footage on the Property shall be permitted to be utilize for this purpose. 54) The Property shall have a covered patio area in accordance with the Plans. Said covered patio may be utilized by one or more commercial tenants within the Property. Provided that the establishments obtain and maintain appropriate liquor licenses pursuant to City Code, the covered patio area may be included in the permitted area for service/consumption of alcoholic beverages by multiple tenants, if desired.  ORDINANCE 2017 – 036 ARTICLE II.C PLAZA DEKALB C. Permitted Commercial Uses: There shall be no permitted commercial uses on the second or higher floors of any buildings on the Property, and there shall be no permitted home occupation use of the residential components on the Property. Within the non-residential portions of the first floor of the buildings on the Property and any basement allocated to supporting such non-residential areas, the permitted commercial uses shall be exclusively limited to the following: 1) Retail Uses. Purely Retail uses shall be permitted unless otherwise prohibited or limited. Minor, indoor incidental services shall be permitted as a component of Retail uses (e.g sale of computers with incidental computer servicing, jewelry store providing incidental jeweler services). 2) Grocery stores, restaurants and retail food establishments, including fast-food, sit-down or other similar establishments and also including bars that maintain service of food. In association with such use, the Owner shall be permitted to establish and maintain outdoor seating areas in accordance with any approved Final Plans. 3) Professional Service Offices, such as medical offices for licensed doctors or chiropractors, urgent care, dental office, legal office, optometrist/ophthalmologist, accountant, or other similar professional service-based offices (with the determination of what constitutes a similar professional office being made by the City Manager). Notwithstanding the foregoing, no more than 21,000 square feet of the available commercial square footage on the Property shall be permitted to be utilized for this purpose. 4) Services facilities including barber shops, beauty shops, nail salons, copying services, artists’ studios, photographers, tailors, music and dance instruction, suntan parlors, travel agencies, and other similar service facilities with determination of what constitutes a similar service facility being made by the City Manager. Notwithstanding the foregoing, no more than 2,000 square feet of available commercial square footage on the Property shall be permitted to be utilize for this purpose. 54) The Property shall have a covered patio area in accordance with the Plans. Said covered patio may be utilized by one or more commercial tenants within the Property. Provided that the establishments obtain and maintain appropriate liquor licenses pursuant to City Code, the covered patio area may be included in the permitted area for service/consumption of alcoholic beverages by multiple tenants, if desired.  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT November 2, 2018 TO: DeKalb Planning and Zoning Commission FROM: Jo Ellen Charlton, Community Development Director Dan Olson, Principal Planner RE: Zoning Map Amendment from the “HI’ Heavy Industrial District to the “PD-I” Planned Development – Industrial District and approval of a Planned Development Preliminary Plan for a community solar garden to be located along the north side of Gurler Road, approximately 500 feet east of S. 1st St. (SunVest Solar, Inc.) I. GENERAL INFORMATION A. Purpose Approval of a Zoning Map Amendment from the “HI” District to the “PD-I” District and approval of a PD Preliminary Plan for the development of two, 2 megawatt community solar gardens B. Location/Size North side of Gurler Road, approximately 500 feet east of S. 1st St./36.34 acres C. Petitioner SZV CSG South DeKalb 1 and 2, LLC represented by Bill French of SunVest Solar, Inc. D. Existing Zoning “HI” Heavy Industrial District E. Existing Land Use Agricultural F. Proposed Land Use Solar Garden (26 acres)/ Industrial (10-11 acres) G. Surrounding Zoning and Land Use North: ”HI”; Stormwater facility, warehouse South: “A1” (DeKalb County); agriculture East: “HI”; Goodyear Tire DC West: “A1” (DeKalb County); SF and ag. land H. Comprehensive Plan Designation Light Industrial II. BACKGROUND AND ANALYSIS Background The applicant is requesting approval of zoning map amendment from the “HI’ Heavy Industrial District to the “PD-I” Planned Development – Industrial District and approval of a Planned Development Preliminary Plan for a 36.34 acre site located along the north side of Gurler Road, approximately 500 feet east of S. 1st St. Proposed is the development of two, 2 megawatt community solar gardens on approximately 26 acres of the subject property and about 10-11 acres proposed for future industrial uses. Consideration to approve waivers are also requested to Article 7.06 Fences, Article 10.05 Lighting Requirements, Article 12.04 Landscape Requirements and Article 9 Streets, Sidewalks and Subdivision Design of the Unified Development Ordinance (UDO). A preliminary plat was submitted also indicating the division of the subject property into three lots. Lots 1 and 2 will contain the two separate solar gardens and lot 3 will contain future industrial uses. Lot 2 is a flag lot, however it does meet the requirements for such lot as outlined in the UDO. There are two separate solar arrays and they are concentrated on the southern and central portions of the subject site. Each solar array area will be approximately 13 acres, leaving about 10-11 acres available for future industrial development on the northern portion of the site. The applicant indicated in their Project Summary that the site has been marketed for almost 20 years and there has been little interest by industrial users. Access to the solar arrays and two small equipment pads is proposed via a 12-foot-wide paved access on the southeast part of the site from Gurler Road. No public access to the facility is proposed. The fire department is requesting an extension of the drive to the north end of the solar arrays for better access in case of an emergency or grass fire. Site improvements will consist of solar panels installed in a fixed-tilt racking system that will be supported with galvanized steel beams and pile driven 8-10 feet into the ground. The fixed-tilt panels will be facing south, thus the rows of panels will be orientated in an east-west direction with the panels set at an approximate 60-degree angle. The total height of the panels will be approximately 9’6”. A seven-foot-high chain-link fence is proposed around the perimeter of each of the solar gardens and there will be a gate at the entrance. A minimum 40-foot setback will be provided along Gurler Road and S. 1st St. and a 50-foot setback is proposed around the perimeter of the site with a 100-foot setback provided along the west side of the property due to an adjacent residence. A 20-foot-wide easement is proposed along the south side of the site adjacent to Gurler Road to provide a future location for a water main extension and possibly a sanitary sewer. The City is not requiring the extension of the watermain (16”) along Gurler Road or S. 1st St. at this time, however looping the watermain along those streets would be required once the industrial portion of the site is developed. The developer will be required to secure 50% of the installation costs for a 16” watermain across the subject property’s frontage along Gurler Road with annual payments to be determined and agreed to by the City and developer prior to final City Council action. Page 2 of 11 Landscaping consisting of shade/ornamental trees, evergreen trees and shrubs are proposed along Gurler Road and adjacent to the residential property to the west. The area around the solar arrays will be planted with low profile native prairie seed mix that will require minimal maintenance. The staff is recommending that the frontage along Gurler Road (outside of the fenced area) be mowed and not be planted with the prairie seed mix. All electrical cables will be buried throughout the project area, however six new 40-foot-tall overhead utility poles are proposed along Gurler Road at the southeast portion of the site. Clarification from the applicant is requested regarding the number and height of the poles and will be further discussed at the hearing. The applicant has submitted a Property Value Impact Study that analyzed the property value data from several other solar gardens in the Midwest and concluded that they do not have a negative effect on surrounding property values. A copy of study is provided in the Commission’s packet. Waivers to the Unified Development Ordinance Fencing – The plans indicate a 7-foot-high chain link fence around the perimeter of the two solar array areas. Article 7.06 of the UDO limits the height of open fences to 6 feet, however taller fences are allowed as part of the any PD-I zoned district if the fence is part of landscape buffering or screening. The waiver is justified since the proposed fence is needed for safety and security purposes. Lighting Requirements- No interior lighting is planned for the facility since there will be no public access or parking facilities. A waiver to the lighting requirements of Article 10.5 of the UDO is justified and recommended for approval. Landscaping- Landscaping is proposed along Gurler Road and adjacent to the residential property to the west of the site, however not provided on the east or north sides of the site adjacent to the existing industrial/warehouse and open space. The future industrial development to the north will be required to have landscaping per the UDO when developed. Based upon the nature of the solar garden development and not having any parking areas, a waiver to the landscaping requirement of Article 12.04 of the UDO is warranted, except as shown on the submitted landscape plan. Streets, Sidewalks and Subdivision Design - The subdivision regulations (Article 9) of the UDO require the extension of utilities and improvements when subdividing property. Due to the fact the proposed solar garden does not require water or sanitary service, the utilities will not be required to be extended at this time. The proposed development standards have language regarding the extension of utilities once the industrial portion of the site (lot 3) develops. Page 3 of 11 III. 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 proposed rezoning is appropriate considering the length of time the property has been vacant, as originally zoned, and taking into account the surrounding areas trend in development. The 2005 Comprehensive Plan recommends the subject site for Light Industrial uses. The proposed uses will be consistent with other permitted uses within the Industrial zoned districts in the UDO. The applicant has indicated the site has been marketed for almost 20 years and there has been little interest by industrial users. 2. The proposed rezoning conforms to the intent and purpose of the Unified Development Ordinance. Re-zoning of the subject site to the PD-I District will allow the project to comply with the regulations of the UDO except for waivers for fences, lighting requirements, landscape requirements and streets, sidewalks and subdivision design. The waivers are justified based upon the nature of the community solar garden infrastructure and development. The PD-I District designation will offer the City more control over the future development of the site including utility extensions. 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 zoning and land use are consistent and compatible with the surrounding area and Comprehensive Plan. A large tire distribution center lies to the east of the site and agricultural uses are to the south and west of the subject property. To the north is a stormwater detention facility owned by the City of DeKalb and a variety of industrial, commercial and warehouse uses. The proposed solar garden arrays will be adequately setback from Gurler Road and adjacent properties. A landscape buffer of shade/ornamental trees, evergreen trees and shrubs will be installed along Gurler Road and at the western portion of the site to help screen the solar arrays from Gurler Road and an adjacent single-family home. The applicant provided a property value impact study concluding that solar gardens do not have a negative effect on surrounding property values. In addition, the proposed use is a renewable energy source that will be a benefit to the City and area. 4. The proposed rezoning constitutes an expansion of an existing zoning district that, due to the lack of undeveloped land, can no longer meet the demand for the intended land uses. The subject property is proposed for “PD-I” Planned Development – Industrial zoning. The “PD- I” District will allow the property to be used for uses that will be compatible with the surrounding area and consistent with the Comprehensive Plan recommendations. Page 4 of 11 5. Adequate public facilities and services exist or can be provided. An existing 16” water main lies to the east of the site along the north side of Gurler Road will be extended onto the far southeastern portion of the site. The developer will be required to secure 50% of the installation of the cost of a 16” watermain across the subject property’s frontage along Gurler Road. Due to the proposed large expanse of native plantings and little impervious surface, stormwater detention is not required for the site at this time. The developed solar farm condition will have net stormwater runoff that is either equal to the existing or within the range the detention pond to the north was designed to handle from the subject parcel. The future development of the any industrial uses on the north side of the site will require a re-evaluation of stormwater needs. IV. STANDARDS FOR PLANNED DEVELOPMENT General Standards: The approval of the Development Plan may provide for such exceptions from the regulations associated with traditional zoning districts as may be necessary or desirable to achieve the objectives of the proposed planned development. However, such exceptions shall consistent with the City's Comprehensive Plan and the standards contained in this Section and have been specifically requested in the application for a planned development; and further, that no planned development shall be allowed which would result in: 1. Inadequate or unsafe access to the planned development; Access will be provided off Gurler Road via a 12-foot wide asphalt drive. There is little need for access to the site and there will only be occasional maintenance vehicles entering the property. Public access is not proposed for the site. 2. Traffic volumes exceeding the anticipated capacity of the proposed major street network in the vicinity; A traffic analysis was provided by the applicant indicating the traffic volumes to the subject site will be very minimal. Traffic during the construction phase will use Gurler Road and parking for about 15 construction workers will be provided on the site. 3. An undue burden on public parks, recreation areas, schools, fire and police protection and other public facilities which serve or are proposed to serve the planned development; The DeKalb Park District, DeKalb School District #428 and the City of DeKalb Police and Fire Departments have all reviewed the plans and do not object to the proposed use. The DeKalb Fire Department approves of the plan subject to the extension of the drive along the east side of the site and the installation of a Knox system at the gates. The proposed use is a renewable energy source Page 5 of 11 that will be a benefit to the City and area. 4. A development which will be incompatible with the intent and purposes of this Ordinance; The applicant is requesting Planned Development Zoning, which allow the City to approve regulations that will control the zoning, development and maintenance, operations and other property improvement related issues. The Planned Development offers the City more control over the project and its future development (e.g. utility extensions). Waivers to the UDO are requested for fencing, lighting requirements, landscape requirements and streets, sidewalks and subdivision design, which are justified based upon the nature of the development. 5. Detrimental impact on surrounding area including, but not limited to, visual pollution; The proposed zoning and land use are consistent and compatible with the adjacent properties and the Comprehensive Plan. The proposed rezoning should not have a detrimental effect on the adjacent properties or land uses. The proposed use will be adequately setback from Gurler Road and adjacent properties and a landscape buffer will be installed along Gurler Road and at the western portion of the site to help screen the solar arrays. The applicant provided a property value impact study concluding that solar gardens do not have a negative effect on surrounding property values. There will be no noise pollution generated from the proposed use. V. CITIZEN RESPONSE/COMMENTS A Citizen Response Form was received from Elisheva Beller of Oak Properties who requested to see more specifics regarding the proposal. The applicant contacted Ms. Beller and answered her questions regarding the project. Oak Properties owns about 10 acres of property to the northwest of the subject site. VI. CONCLUSIONS AND RECOMMENDATIONS The proposed solar garden is a renewable energy source that will be a benefit to the City and area. The development of the site with the proposed uses meet the intent of the Comprehensive Plan and will not be detrimental to the surrounding neighborhood. Staff would recommend approval. Sample 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 zoning map amendment from the “HI’ Heavy Industrial District to the “PD-I” Planned Development – Industrial District and approval of a Planned Development Preliminary Plan for the development of two, 2 megawatt community solar gardens on lots 1 and 2 and industrial uses on lot 3, as shown Page 6 of 11 on the Preliminary Plat, per the standards of the “HI” Heavy Industrial District of the UDO and approval of waivers to Article 7.06 Fences, Article 10.05 Lighting Requirements, Article 12.04 Landscape Requirements and Article 9 Streets, Sidewalks and Subdivision Design of the UDO for the subject property per the Planned Development Plans and Development Standards listed in Exhibit A and subject to all staff comments being addressed prior to final City Council action as listed in Exhibit B. Page 7 of 11  Exhibit A Planned Development Plans • Preliminary Plat dated 8-30-18 prepared by Wendler Engineering • Sheets PV1 Site Plan, PV2 Racking Detail, PV3 Fence Detail, E1 Single Line, E2 Switchgear Detail, E3 Equipment Documents, and E4 Fence Signage all for Midland IRA CSG 1 and 2 dated 8-20-18 prepared by New Energy Equity • Landscape Plan for Midland IRA CSG 1 and 2 dated 8-17-18 prepared by the Lannert Group Development Standards Development of the subject site shall be for a solar garden on lots 1 and 2 per the Planned Development Plans noted in this Exhibit as well as future industrial uses on lot 3 per the regulations of the “HI” Heavy Industrial Zoning District and the additional standards listed below. 1. A waiver to the installation of water main is granted until development occurs on lot 3 as shown on the preliminary plat, at which time the water main will be looped along S. 1st St. to the existing water main on Gurler Road and all other public improvements shall be installed per the subdivision standards in the UDO. 2. The developer shall secure 50% of the installation costs for a 16” watermain across the subject property’s frontage along Gurler Road with annual payments to be determined and agreed to by the City and developer prior to final City Council action. 3. A Final Plat, with all applicable certificates, shall be prepared and approved per the UDO standards prior to any application for construction permits on the subject property. 4. Waivers to the UDO shall be granted for the following: Article 7.06 to allow a seven-foot-high chain link fence around the perimeter of the two solar gardens (Lots 1 and 2 on the Preliminary Plat). Article 10.05 to not require interior lighting for the solar gardens (Lots 1 and 2 on the Preliminary Plat). Article 12.04 to not require landscaping around the solar gardens (Lots 1 and 2 on the Preliminary Plat), except as shown on the Landscape Plan for Midland IRA CSG 1 and 2 dated 8-17-18 prepared by the Lannert Group. Page 8 of 11 Article 9 to not require the extension of utilities and improvements when subdividing the property for the solar gardens (Lots 1 and 2 on the Preliminary Plat), except as outline in the Development Standards. Page 9 of 11  Exhibit B Prior to final review and action by the City Council, the following comments should be addressed per the satisfaction of City staff. 1. The labeling of the ROW dedication along Gurler Road and S. 1st St. along with the associated setbacks need to be coordinated and consistent between the preliminary plat, site plan and landscape plan. 2. The preliminary plat will need to be revised to correctly indicate and label the 40-foot setback along Gurler Road and S. 1st St. as well as the 50-foot and 100-foot setbacks indicated along the west side of the site. The labeling of a 30-foot setback along Gurler Road should be removed. 3. Clearly show the existing and proposed (dedication) right-of-way on the site plan for Gurler Road. 4. Revise the site plan showing the extension of the 16” watermain, with one hydrant, to the west side of the proposed maintenance road. 5. Add a note to the site plan that the developed solar farm condition will have a net stormwater runoff that is either equal to the existing or within the range the City-owned detention pond to the north was designed to handle from the subject property. 6. The minimum size for the proposed ornamental trees shall be increased from 4 feet to 6 feet. 7. Clarify on the landscape plan the extent of the prairie seed mix. It is recommended the frontage along Gurler Road (outside of the fenced area) be mowed and not planted with the prairie seed mix. Please add note to the plan indicating so. 8. Add to the landscape plans a note indicating there shall be no disruption to the existing tree line along the west side of the subject property. 9. The extent/location of the solar arrays should be consistent between the site plan and landscape plan. 10. Has there been consideration of an 8-foot-high deer fence in lieu of the proposed 7- foot-high chain link fence? A deer fence can provide additional protection from deer and other animals from entering the solar array area. Page 10 of 11 11. The Project Summary notes there will be three new wooden 30-foot-tall electrical support poles along Gurler Road, however the site plans (CSG 1 and 2) indicate 6 new poles at 40 feet in height. Please clarify. Please explain the need for 6 poles. How does the height of the new poles compare to the existing utility poles along Gurler Road? 12. For any gate, the fire department will need to be able to access it using a Knox product acceptable to both the department and developer. 13. Extend the proposed 12-foot-wide drive to the north end of the solar arrays (include a turn-around). This will allow proper access for smaller fire equipment in case of an emergency or brush/grass fire. 14. If any buildings/structures are constructed on-site, access to them using the Knox system will be required. 15. Any fire alarms on-site will need to be monitored by an outside vendor. 16. Will there be any ground signs on the property identifying the site? Page 11 of 11  VICINITY MAP N 350 0 10 340 20 330 30 320 4O 310 50 300 60 290 70 280 80 PROJECT LOCATION W 270 90 E NEW ENERGY EQUITY, LLC SUNVEST SOLAR INC. 260 100 2530 RIVA ROAD, SUITE 200 25 NORTH RIVER LANE 250 110 ANNAPOLIS, MD 21041 GENEVA, IL 60134 NEWENERGYEQUITY.COM SUNVEST.COM 240 120 443-267-5012 262-527-1200 230 130 220 140 210 150 PROJECT ADDRESS 200 190 170 160 LAT: 41°53'36.42"N 180 8801-8999 GURLER RD LONG: 88°46'15.23"W DEKALB, IL 60115 CITY OF DEKALB S S 1ST STREET DEKALB IL 60115 SYSTEM SPECIFICATIONS SYSTEM SIZE DC 2.8917 MW SYSTEM SIZE AC 2.0000 MW DC/AC RATIO 1.445 AZIMUTH 180 TILT 25° MODULE COUNT 8262 MODULE TYPE REC 350TP72 MODULE STC RATING 350 W INVERTER COUNT 34 [30] CPS SCA60KTL-DO/US INVERTER TYPE [4] CPS SCA50KTL-DO/US 113'-6" INVERTER POWER 60kW RACKING TBD MONITORING ALSO ENERGY ELDINA M OBERG 3100 S 1ST ST, DEKALB, IL 60115 DESIGN CRITERIA MIN/MAX TEMP. -25°C / 32°C WIND SPEED (ASCE 7-10) 105 MPH STR BUILDING CATEGORY I EET EXPOSURE CATEGORY C SEPARATE SOLAR ARRAY GROUND SNOW LOAD 25 PSF ST BUILDING HEIGHT 0'-0" S1 OTHER NOTES CORPORATE TAX MINESOTA MINING & AMP 3050 CORPORATE DRIVE DEKALB IL 60115 PARCEL BOUNDARY ARRAY FENCE ~3020' 10 ACRES INSIDE FENCED AREA REVISIONS INCLUDING NEW ACCESS ROAD # DESCRIPTION BY DATE ELDINA M OBERG EQUIPMENT PAD 0 ORIGINAL DESIGN KHC 4/16/2018 3150 S 1ST ST, DEKALB, IL 60115 1 CO-LOCATION UPDATE KHC 4/27/2018 UNDERGROUND RUN FROM 2 CUP UPDATES BC 7/11/2018 LAST INTERCONNECTION 3 CUP UPDATES KHC 8/20/2018 POLE TO EQUIPMENT PAD 4 5 50' SETBACK 6 110' 7 100' TO S 1ST STREET EXISTING GURLER ROAD 3500' S 4TH STREET 3-PHASE UTILITY DRAWN BY LINES LOCATION OF NEW KEVIN CORCORAN INTERCONNECTION POLES, WOOD MATERIAL, ~40 FEET IN HEIGHT PROJECT NAME MIDLAND IRA CSG 1 NEW ACCESS ROAD RESIDENTIAL PROPERTIES ~600' AND 0.4 % OF PROPERTY. ACCESS LOTHSON GARY LOTHSON GARY DRAWING TITLE ROAD CONSTRUCTION TO FOLLOW 17852 S 1ST ST, DEKALB, IL 17852 S 1ST ST, DEKALB, IL COUNTY RULES USING BITUMINOUS 60115 60115 AGGREGATE MIXTURE 6 INCHES THICK. SITE PLAN SCALE 1 RESIDENTIAL PROPERTIES 0 1" 2" 1" = 100' SHEET PV1 1 DRAWING SHEETS AND CONTENTS NOT TO BE DISTRIBUTED WITHOUT EXPLICIT WRITTEN CONSENT FROM NEW ENERGY EQUITY LLC. DRAWING SCALE ACCURATE WHEN THIS PAGE IS PRINTED ON 24"x36" PAPER.  VICINITY MAP N 350 0 10 340 20 330 30 320 4O 310 50 300 60 290 70 280 80 PROJECT LOCATION W 270 90 E NEW ENERGY EQUITY, LLC SUNVEST SOLAR INC. 260 100 2530 RIVA ROAD, SUITE 200 25 NORTH RIVER LANE 250 110 ANNAPOLIS, MD 21041 GENEVA, IL 60134 NEWENERGYEQUITY.COM SUNVEST.COM 240 120 443-267-5012 262-527-1200 230 130 220 140 210 150 PROJECT ADDRESS 200 190 170 160 LAT: 41°53'36.42"N 180 8801-8999 GURLER RD LONG: 88°46'15.23"W DEKALB, IL 60115 CITY OF DEKALB S S 1ST STREET DEKALB IL 60115 SYSTEM SPECIFICATIONS SYSTEM SIZE DC 2.8917 MW SYSTEM SIZE AC 2.0000 MW DC/AC RATIO 1.445 AZIMUTH 180 TILT 25° MODULE COUNT 8262 MODULE TYPE REC 350TP72 MODULE STC RATING 350 W INVERTER COUNT 34 [30] CPS SCA60KTL-DO/US INVERTER TYPE [4] CPS SCA50KTL-DO/US 113'-6" INVERTER POWER 60kW RACKING TBD MONITORING ALSO ENERGY ELDINA M OBERG 3100 S 1ST ST, DEKALB, IL 60115 DESIGN CRITERIA MIN/MAX TEMP. -25°C / 32°C WIND SPEED (ASCE 7-10) 105 MPH ARRAY FENCE STR ~3020' BUILDING CATEGORY I EET EXPOSURE CATEGORY C 10 ACRES INSIDE FENCED AREA GROUND SNOW LOAD 25 PSF ST S1 INCLUDING NEW ACCESS ROAD BUILDING HEIGHT 0'-0" EQUIPMENT PAD OTHER NOTES CORPORATE TAX MINESOTA MINING & AMP 3050 CORPORATE DRIVE DEKALB IL 60115 PARCEL BOUNDARY SEPARATE SOLAR ARRAY REVISIONS # DESCRIPTION BY DATE ELDINA M OBERG 0 ORIGINAL DESIGN KHC 4/16/2018 3150 S 1ST ST, DEKALB, IL 60115 1 CO-LOCATION UPDATE KHC 4/27/2018 UNDERGROUND RUN FROM 2 CUP UPDATES BC 7/11/2018 LAST INTERCONNECTION 3 CUP UPDATES KHC 8/20/2018 POLE TO EQUIPMENT PAD 4 5 50' SETBACK 6 110' 7 100' TO S 1ST STREET EXISTING GURLER ROAD 3500' S 4TH STREET 3-PHASE UTILITY DRAWN BY LINES LOCATION OF NEW KEVIN CORCORAN INTERCONNECTION POLES, WOOD MATERIAL, ~40 FEET IN HEIGHT PROJECT NAME MIDLAND IRA CSG 2 NEW ACCESS ROAD RESIDENTIAL PROPERTIES ~600' AND 0.4 % OF PROPERTY. ACCESS LOTHSON GARY LOTHSON GARY DRAWING TITLE ROAD CONSTRUCTION TO FOLLOW 17852 S 1ST ST, DEKALB, IL 17852 S 1ST ST, DEKALB, IL COUNTY RULES USING BITUMINOUS 60115 60115 AGGREGATE MIXTURE 6 INCHES THICK. SITE PLAN SCALE 1 RESIDENTIAL PROPERTIES 0 1" 2" 1" = 100' SHEET PV1 1 DRAWING SHEETS AND CONTENTS NOT TO BE DISTRIBUTED WITHOUT EXPLICIT WRITTEN CONSENT FROM NEW ENERGY EQUITY LLC. DRAWING SCALE ACCURATE WHEN THIS PAGE IS PRINTED ON 24"x36" PAPER.  JOB NO.: 1814 DATE: 07.26.18 REVISIONS: 08.17.18 SEPARATE SEPARATE PROJECT PROJECT PLANTING CHAINLINK DRAWN BY: SECURITY KL FENCING SEPARATE SUNVEST SOLAR GARDEN SUNVEST SOLAR INC. PROJECT CHAINLINK SECURITY Midland IRA CSG 1 FENCING c 2018 The Lannert Group, Inc. CHAIN LINK SECURITY FENCE ACCESS ROAD Lannert Group AND EQUIPMENT 9 PIBH 3 MASA 3 MASA 10 COCA DRAWING NAME: C:\Users\klaflin\appdata\local\temp\AcPublish_12752\1814_2018-08-17_dd.dwg DATE PRINTED: Aug 17, 2018 - 10:47am 7 PIVP 7 PIBH 7 PIVP 7 PIBH 7 PIVP 7 PIBH 7 PIVP 14 COCA 7 SACN 7 VIDE 7 SACN 7 VIDE 7 SACN 7 VIDE 7 SACN 3 MASA 3 AMAB 3 CRWK 3 AMAB 3 CRWK 3 AMAB 3 CRWK 3 AMAB NORTH LANDSCAPE PLAN 150 INTERSTATE 100 88 SCALE 1"= 50' 50 0 100 50 SHEET NUMBER 1OF 1  DRAWING NAME: C:\Users\klaflin\appdata\local\temp\AcPublish_12752\1814_2018-08-17_dd.dwg DATE PRINTED: Aug 17, 2018 - 10:47am SEPARATE PROJECT CHAINLINK SECURITY FENCING 1 CRWK 2 CRWK 2 AMAB 5-PIVP 7 PIBH 1 AMAB 1 AMAB 5 PIVP 88 INTERSTATE CHAIN LINK ACCESS ROAD SECURITY SEPARATE PROJECT FENCE AND EQUIPMENT CHAINLINK SECURITY FENCING c 2018 The Lannert Group, Inc. SUNVEST SOLAR GARDEN DATE: LANDSCAPE PLAN Lannert Group Midland IRA CSG 2 DRAWN BY: JOB NO.: REVISIONS: OF 1 KL 1814 08.17.18 07.26.18 1 50 100 0 50 100 150 SUNVEST SOLAR INC. SHEET NUMBER SCALE 1"= 50' NORTH  NEW ENERGY EQUITY, LLC SUNVEST SOLAR INC. 2530 RIVA ROAD, SUITE 200 25 NORTH RIVER LANE ANNAPOLIS, MD 21041 GENEVA, IL 60134 NEWENERGYEQUITY.COM SUNVEST.COM 443-267-5012 262-527-1200 PROJECT ADDRESS LAT: 41°53'36.42"N 8801-8999 GURLER RD LONG: 88°46'15.23"W DEKALB, IL 60115 SYSTEM SPECIFICATIONS SYSTEM SIZE DC 2.8917 MW SYSTEM SIZE AC 2.0000 MW DC/AC RATIO 1.445 AZIMUTH 180 TILT 25° MODULE COUNT 8262 MODULE TYPE REC 350TP72 MODULE STC RATING 350 W INVERTER COUNT 34 [30] CPS SCA60KTL-DO/US INVERTER TYPE [4] CPS SCA50KTL-DO/US INVERTER POWER 60kW RACKING TBD MONITORING ALSO ENERGY DESIGN CRITERIA MIN/MAX TEMP. -25°C / 32°C WIND SPEED (ASCE 7-10) 105 MPH BUILDING CATEGORY I EXPOSURE CATEGORY C GROUND SNOW LOAD 25 PSF BUILDING HEIGHT 0'-0" OTHER NOTES REVISIONS # DESCRIPTION BY DATE 0 ORIGINAL DESIGN KHC 4/16/2018 1 CO-LOCATION UPDATE KHC 4/27/2018 2 CUP UPDATES BC 7/11/2018 3 CUP UPDATES KHC 8/20/2018 4 5 6 7 DRAWN BY KEVIN CORCORAN PROJECT NAME MIDLAND IRA CSG 2 DRAWING TITLE RACKING DETAIL SCALE 1 0 1" 2" NTS SHEET PV2 1 DRAWING SHEETS AND CONTENTS NOT TO BE DISTRIBUTED WITHOUT EXPLICIT WRITTEN CONSENT FROM NEW ENERGY EQUITY LLC. DRAWING SCALE ACCURATE WHEN THIS PAGE IS PRINTED ON 24"x36" PAPER.  NEW ENERGY EQUITY, LLC SUNVEST SOLAR INC. 2530 RIVA ROAD, SUITE 200 25 NORTH RIVER LANE ANNAPOLIS, MD 21041 GENEVA, IL 60134 NEWENERGYEQUITY.COM SUNVEST.COM 443-267-5012 262-527-1200 PROJECT ADDRESS LAT: 41°53'36.42"N 8801-8999 GURLER RD LONG: 88°46'15.23"W DEKALB, IL 60115 SYSTEM SPECIFICATIONS SYSTEM SIZE DC 2.8917 MW SYSTEM SIZE AC 2.0000 MW TOP RAIL 12' - 0" DC/AC RATIO 1.445 AZIMUTH 180 1 58" O.D. PIPE FRAMING TILT 25° MODULE COUNT 8262 MODULE TYPE REC 350TP72 MODULE STC RATING 350 W INVERTER COUNT 34 [30] CPS SCA60KTL-DO/US INVERTER TYPE [4] CPS SCA50KTL-DO/US 3" CORNER 2" LINE POST INVERTER POWER 60kW PULL POST RACKING TBD MONITORING ALSO ENERGY DESIGN CRITERIA CENTER RAIL 7' - 0" MIN/MAX TEMP. -25°C / 32°C WIND SPEED (ASCE 7-10) 105 MPH BUILDING CATEGORY I STRETCH BAR EXPOSURE CATEGORY C GROUND SNOW LOAD 25 PSF BUILDING HEIGHT 0'-0" OTHER NOTES 2" FINISHED GRADE HINGES TENSION WIRE DOUBLE GATE 3' - 0" REVISIONS # DESCRIPTION BY DATE 0 ORIGINAL DESIGN KHC 4/16/2018 3" 1 CO-LOCATION UPDATE KHC 4/27/2018 4" GATE 2 CUP UPDATES BC 7/11/2018 POST 3 CUP UPDATES KHC 8/20/2018 4 5 4" 6 7 DRAWN BY KEVIN CORCORAN PROJECT NAME MIDLAND IRA CSG 2 DRAWING TITLE FENCE DETAIL SCALE 1 0 1" 2" NTS SHEET PV3 1 DRAWING SHEETS AND CONTENTS NOT TO BE DISTRIBUTED WITHOUT EXPLICIT WRITTEN CONSENT FROM NEW ENERGY EQUITY LLC. DRAWING SCALE ACCURATE WHEN THIS PAGE IS PRINTED ON 24"x36" PAPER.  WITHIN GROUND MOUNTED ARRAY EQUIPMENT PAD EQUIPMENT PAD UTILITY OWNED EQUIPMENT 600A ACCUMULATION SOLAR MODULES CPS 60kW INVERTER #1 PANEL #1 100A NEW ENERGY EQUITY, LLC SUNVEST SOLAR INC. 2530 RIVA ROAD, SUITE 200 25 NORTH RIVER LANE ANNAPOLIS, MD 21041 GENEVA, IL 60134 NEWENERGYEQUITY.COM SUNVEST.COM 443-267-5012 262-527-1200 CPS 60kW INVERTER #6 PROJECT ADDRESS LAT: 41°53'36.42"N 8801-8999 GURLER RD LONG: 88°46'15.23"W DEKALB, IL 60115 100A SYSTEM SPECIFICATIONS SYSTEM SIZE DC 2.8917 MW 400A ACCUMULATION SYSTEM SIZE AC 2.0000 MW CPS 60kW INVERTER #7 PANEL #2 DC/AC RATIO 1.445 AZIMUTH 180 TILT 25° 100A MODULE COUNT 8262 MODULE TYPE REC 350TP72 MODULE STC RATING 350 W INVERTER COUNT 34 SECTION #3 2200 kVA STEP-UP TRANSFORMER [30] CPS SCA60KTL-DO/US SECTION #1 SECTION #2 INVERTER TYPE CPS 60kW INVERTER #10 GENERATOR 480V Y - Δ INTERCONNECTION VOLTAGE [4] CPS SCA50KTL-DO/US ACCUMULATION CUSTOMER METER DISCONNECT MEANS UTILITY VOLTAGE TO BE DETERMINED INVERTER POWER 60kW RACKING TBD FUSED MV OVERHEAD DISCONNECT UTILITY METER TO UTILITY 100A MONITORING ALSO ENERGY 600A 400A M DESIGN CRITERIA MIN/MAX TEMP. -25°C / 32°C CPS 60kW INVERTER #27 400A ACCUMULATION PANEL #7 M WIND SPEED (ASCE 7-10) BUILDING CATEGORY 105 MPH I EXPOSURE CATEGORY C 400A 100A GROUND SNOW LOAD 25 PSF BUILDING HEIGHT 0'-0" 400A 15A OTHER NOTES CPS 60kW INVERTER #30 LOW VOLTAGE SWITCHGEAR 3200A 80% RATED 3 PHASE, 4 WIRE, NEMA 3R 100A AUX LOADS 400A ACCUMULATION 5 kVA STEP-DOWN TRANSFORMER CPS 50kW INVERTER #31 FOR AUXILIARY LOADS PANEL #8 REVISIONS 90A # DESCRIPTION BY DATE 0 ORIGINAL DESIGN KHC 4/16/2018 1 CO-LOCATION UPDATE KHC 4/27/2018 2 CUP UPDATES BC 7/11/2018 3 CUP UPDATES KHC 8/20/2018 CPS 50kW INVERTER #34 4 5 6 90A 7 DRAWN BY KEVIN CORCORAN PROJECT NAME MIDLAND IRA CSG 2 DRAWING TITLE SINGLE LINE SCALE 1 0 1" 2" NTS GENERATION CAPACITY LISTED IN TITLE BLOCK AS SYSTEM SIZE AC SHEET POINT OF COMMON COUPLING, DISTRIBUTION LINE, AND PROPERTY LINES SHOWN IN SITE PLAN E1 1 DRAWING SHEETS AND CONTENTS NOT TO BE DISTRIBUTED WITHOUT EXPLICIT WRITTEN CONSENT FROM NEW ENERGY EQUITY LLC. DRAWING SCALE ACCURATE WHEN THIS PAGE IS PRINTED ON 24"x36" PAPER.  NEW ENERGY EQUITY, LLC SUNVEST SOLAR INC. 2530 RIVA ROAD, SUITE 200 25 NORTH RIVER LANE 6' 10' ANNAPOLIS, MD 21041 GENEVA, IL 60134 SWITCHGEAR WITH METERING, NEWENERGYEQUITY.COM SUNVEST.COM BREAKERS, AND DISCONNECT 443-267-5012 262-527-1200 PROJECT ADDRESS LAT: 41°53'36.42"N 8801-8999 GURLER RD LONG: 88°46'15.23"W DEKALB, IL 60115 SYSTEM SPECIFICATIONS SYSTEM SIZE DC 2.8917 MW SYSTEM SIZE AC 2.0000 MW DC/AC RATIO 1.445 AZIMUTH 180 TILT 25° MODULE COUNT 8262 TRANSFORMER MODULE TYPE REC 350TP72 7'-6" MODULE STC RATING 350 W INVERTER COUNT 34 [30] CPS SCA60KTL-DO/US INVERTER TYPE [4] CPS SCA50KTL-DO/US INVERTER POWER 60kW RACKING TBD MONITORING ALSO ENERGY CONCRETE EQUIPMENT PAD DESIGN CRITERIA MIN/MAX TEMP. -25°C / 32°C WIND SPEED (ASCE 7-10) 105 MPH BUILDING CATEGORY I 10' EXPOSURE CATEGORY C GROUND SNOW LOAD 25 PSF BUILDING HEIGHT 0'-0" OTHER NOTES 20' REVISIONS # DESCRIPTION BY DATE 0 ORIGINAL DESIGN KHC 4/16/2018 1 CO-LOCATION UPDATE KHC 4/27/2018 2 CUP UPDATES BC 7/11/2018 3 CUP UPDATES KHC 8/20/2018 4 5 6 7 DRAWN BY KEVIN CORCORAN PROJECT NAME MIDLAND IRA CSG 2 DRAWING TITLE SWITCHGEAR DETAIL SCALE 1 0 1" 2" NTS SHEET E2 1 DRAWING SHEETS AND CONTENTS NOT TO BE DISTRIBUTED WITHOUT EXPLICIT WRITTEN CONSENT FROM NEW ENERGY EQUITY LLC. DRAWING SCALE ACCURATE WHEN THIS PAGE IS PRINTED ON 24"x36" PAPER.  NEW ENERGY EQUITY, LLC SUNVEST SOLAR INC. 2530 RIVA ROAD, SUITE 200 25 NORTH RIVER LANE ANNAPOLIS, MD 21041 GENEVA, IL 60134 NEWENERGYEQUITY.COM SUNVEST.COM 443-267-5012 262-527-1200 PROJECT ADDRESS LAT: 41°53'36.42"N 8801-8999 GURLER RD LONG: 88°46'15.23"W DEKALB, IL 60115 SYSTEM SPECIFICATIONS SYSTEM SIZE DC 2.8917 MW SYSTEM SIZE AC 2.0000 MW DC/AC RATIO 1.445 AZIMUTH 180 TILT 25° MODULE COUNT 8262 MODULE TYPE REC 350TP72 MODULE STC RATING 350 W INVERTER COUNT 34 [30] CPS SCA60KTL-DO/US INVERTER TYPE [4] CPS SCA50KTL-DO/US INVERTER POWER 60kW RACKING TBD MONITORING ALSO ENERGY DESIGN CRITERIA MIN/MAX TEMP. -25°C / 32°C WIND SPEED (ASCE 7-10) 105 MPH BUILDING CATEGORY I EXPOSURE CATEGORY C GROUND SNOW LOAD 25 PSF BUILDING HEIGHT 0'-0" OTHER NOTES REVISIONS # DESCRIPTION BY DATE 0 ORIGINAL DESIGN KHC 4/16/2018 1 CO-LOCATION UPDATE KHC 4/27/2018 2 CUP UPDATES BC 7/11/2018 3 CUP UPDATES KHC 8/20/2018 4 5 6 7 DRAWN BY KEVIN CORCORAN PROJECT NAME MIDLAND IRA CSG 2 DRAWING TITLE EQUIPMENT DOCUMENTS SCALE 1 0 1" 2" NTS SHEET E3 1 DRAWING SHEETS AND CONTENTS NOT TO BE DISTRIBUTED WITHOUT EXPLICIT WRITTEN CONSENT FROM NEW ENERGY EQUITY LLC. DRAWING SCALE ACCURATE WHEN THIS PAGE IS PRINTED ON 24"x36" PAPER.  NEW ENERGY EQUITY, LLC SUNVEST SOLAR INC. 2530 RIVA ROAD, SUITE 200 25 NORTH RIVER LANE ANNAPOLIS, MD 21041 GENEVA, IL 60134 NEWENERGYEQUITY.COM SUNVEST.COM 443-267-5012 262-527-1200 PROJECT ADDRESS LAT: 41°53'36.42"N 8801-8999 GURLER RD LONG: 88°46'15.23"W DEKALB, IL 60115 SYSTEM SPECIFICATIONS SYSTEM SIZE DC 2.8917 MW SYSTEM SIZE AC 2.0000 MW DC/AC RATIO 1.445 AZIMUTH 180 TILT 25° MODULE COUNT 8262 MODULE TYPE REC 350TP72 MODULE STC RATING 350 W INVERTER COUNT 34 [30] CPS SCA60KTL-DO/US INVERTER TYPE [4] CPS SCA50KTL-DO/US INVERTER POWER 60kW RACKING TBD MONITORING ALSO ENERGY DESIGN CRITERIA MIN/MAX TEMP. -25°C / 32°C WIND SPEED (ASCE 7-10) 105 MPH BUILDING CATEGORY I EXPOSURE CATEGORY C GROUND SNOW LOAD 25 PSF BUILDING HEIGHT 0'-0" OTHER NOTES SIGNS ARE TO BE 10" WIDE # REVISIONS DESCRIPTION BY DATE BY 7" HIGH AND PLACED 0 1 2 ORIGINAL DESIGN CO-LOCATION UPDATE CUP UPDATES KHC KHC BC 4/16/2018 4/27/2018 7/11/2018 3 CUP UPDATES KHC 8/20/2018 EVERY 50' ALONG FENCE 4 5 6 7 DRAWN BY KEVIN CORCORAN PROJECT NAME MIDLAND IRA CSG 2 DRAWING TITLE FENCE SIGNAGE SCALE 1 0 1" 2" NTS SHEET E4 1 DRAWING SHEETS AND CONTENTS NOT TO BE DISTRIBUTED WITHOUT EXPLICIT WRITTEN CONSENT FROM NEW ENERGY EQUITY LLC. DRAWING SCALE ACCURATE WHEN THIS PAGE IS PRINTED ON 24"x36" PAPER. October 17, 2018 Dear Property Owner: The DeKalb Planning and Zoning Commission will consider a request on a petition by SV CSG South DeKalb 1 and 2, LLC, represented by Bill French of SunVest Solar, Inc., and Midland IRA, Inc., owner, requesting approval of zoning map amendment from the “HI’ Heavy Industrial District to the “PD-I” Planned Development – Industrial District and approval of a Planned Development Preliminary Plan for a 36.34 acre site located along the north side of Gurler Road, approximately 500 feet east of S. 1st St. Proposed is the development of two, 2 megawatt community solar gardens on approximately 26 acres of the subject property. The DeKalb Planning and Zoning Commission will review this request and hold a public hearing at its regular meeting on Wednesday, November 7, 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, October 31, 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 and City Council Interim City Manager Planning and Zoning Commission Gurler Road – Rezoning – Solar Garden Page 2 of 5 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, November 7, 2018, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by SV CSG South DeKalb 1 and 2, LLC, represented by Bill French of SunVest Solar, Inc., and Midland IRA, Inc., owner, requesting approval of zoning map amendment from the “HI’ Heavy Industrial District to the “PD-I” Planned Development – Industrial District and approval of a Planned Development Preliminary Plan for a 36.34 acre site located along the north side of Gurler Road, approximately 500 feet east of S. 1st St. Proposed is the development of two, 2 megawatt community solar gardens on approximately 26 acres of the subject property with associated improvements and consideration to approve waivers to Article 7.06 Fences, Article 10.05 Lighting Requirements, Article 12.04 Landscape Requirements and Article 9 Streets, Sidewalks and Subdivision Design of the Unified Development Ordinance and other approvals as required for the subject property to allow for the construction as proposed. The subject property is legally described below and has Parcel Identification Number (PIN) of 08-34-300- 033. THAT PART OF THE SOUTHWEST 1/4 OF SECTION 34, TOWNSHIP 40 NORTH, RANGE 4, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE NORTH LINE OF SAID QUARTER WITH THE CENTER LINE OF NORTH FIRST STREET, SAID POINT BEING 675.83 FEET EASTERLY OF, AS MEASURED ALONG SAID NORTH LINE, THE NORTHWEST CORNER OF SAID QUARTER;THENCE SOUTHWESTERLY, AT AN ANGLE OF 66 DEGREES 32 MINUTES 30 SECONDS,MEASURED COUNTERCLOCKWISE FROM SAID NORTH LINE, ALONG SAID CENTER LINE, 1,155.81 FEET FOR THE POINT OF BEGINNING; THENCE EASTERLY, AT AN ANGLE OF 66 DEGREES 18 MINUTES 30 SECONDS, MEASURED CLOCKWISE FROM SAID CENTER LINE, 678.87 FEET; THENCE SOUTHERLY, AT AN ANGLE OF 95 DEGREES 34 MINUTES 40 SECONDS, MEASURED COUNTERCLOCKWISE FROM THE LAST DESCRIBED COURSE, 233.35 FEET; THENCE EASTERLY, AT AN ANGLE OF 95 DEGREES 34 MINUTES 40 SECONDS, MEASURED CLOCKWISE FROM THE LAST DESCRIBED COURSE, 331.01 FEET; THENCE SOUTHERLY, AT AN ANGLE OF 89 DEGREES 47 MINUTES 05 SECONDS, MEASURED COUNTERCLOCKWISE FROM THE LAST DESCRIBED COURSE, 1,359.74 FEET TO A POINT ON THE SOUTH LINE OF SAID SOUTHWEST 1/4 THAT IS 1,472.43 FEET WESTERLY OF THE SOUTHEAST CORNER THEREOF; THENCE WESTERLY AT AN ANGLE OF 90 DEGREES 04 MINUTES MEASURED COUNTERCLOCKWISE FROM THE LAST DESCRIBED COURSE, ALONG SAID SOUTH LINE, 1,224.88 FEET TO THE WEST LINE OF SAID SOUTHWEST 1/4; THENCE NORTHERLY AT AN ANGLE OF 90 DEGREES 27 MINUTES 03 SECONDS MEASURED COUNTERCLOCKWISE FROM SAID SOUTH LINE, ALONG SAID WEST LINE, 1,125.37 FEET TO SAID CENTER LINE OF NORTH FIRST STREET; THENCE NORTHEASTERLY AT AN ANGLE OF 156 DEGREES 00 MINUTES 22 SECONDS MEASURED COUNTERCLOCKWISE FROM SAID WEST LINE ALONG SAID CENTER LINE, 506.10 FEET TO THE POINT OF BEGINNING, ALL IN DEKALB TOWNSHIP, DEKALB COUNTY, ILLINOIS. LESS AND EXCEPT THE FOLLOWING LAND CONVEYED TO THE CITY OF DEKALB BY WARRANTY DEED FROM DEKALB Page 4 of 5 BUSINESS PARK, L.L.C., A DELAWARE LIMITED LIABILITY COMPANY, DATED SEPTEMBER 15, 1998 AND RECORDED NOVEMBER 23, 1998 AS DOCUMENT NUMBER 98020069 AND RE-RECORDED JANUARY 13, 1999 AS DOCUMENT NUMBER 99000800: THAT PART OF THE SOUTHWEST 1/4 OF SECTION 34, TOWNSHIP 40 NORTH, RANGE 4, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: COMMENCING AT THE POINT OF INTERSECTION OF THE NORTH LINE OF SAID QUARTER WITH THE CENTER LINE OF NORTH FIRST STREET, SAID POINT BEING 675.83 FEET EASTERLY OF, AS MEASURED ALONG SAID NORTH LINE, THE NORTHWEST CORNER OF SAID QUARTER; THENCE SOUTHWESTERLY AT AN ANGLE OF 66 DEGREES 32 MINUTES 30 SECONDS MEASURED COUNTERCLOCKWISE FROM SAID NORTH LINE, ALONG SAID CENTER LINE, 1,155.81 FEET FOR A POINT OF BEGINNING; THENCE EASTERLY AT AN ANGLE OF 66 DEGREES 18 MINUTES 30 SECONDS, MEASURED CLOCKWISE FROM SAID CENTER LINE, 678.87 FEET; THENCE SOUTHERLY AT AN ANGLE OF 95 DEGREES 34 MINUTES 40 SECONDS MEASURED COUNTERCLOCKWISE FROM THE LAST DESCRIBED COURSE, 233.35 FEET; THENCE EASTERLY AT AN ANGLE OF 95 DEGREES 34 MINUTES 40 SECONDS MEASURED CLOCKWISE FROM THE LAST DESCRIBED COURSE, 331.01 FEET; THENCE SOUTHERLY AT AN ANGLE OF 89 DEGREES 47 MINUTES 05 SECONDS MEASURED COUNTERCLOCKWISE FROM THE LAST DESCRIBED COURSE, 230.0 FEET; THENCE WESTERLY AT RIGHT ANGLE TO THE LAST DESCRIBED COURSE, 340.00 FEET; THENCE NORTHWESTERLY AT AN ANGLE OF 148 DEGREES 34 MINUTES 59 SECONDS MEASURED COUNTERCLOCKWISE FROM THE LAST DESCRIBED COURSE, 826.55 FEET TO SAID CENTER LINE; THENCE NORTHEASTERLY ALONG SAID CENTER LINE, 30.0 FEET TO THE POINT OF BEGINNING, ALL IN DEKALB TOWNSHIP, DEKALB COUNTY, ILLINOIS. PARCEL TWO: EASEMENTS FOR THE BENEFIT OF PARCEL ONE CREATED BY THE DECLARATION RECORDED DECEMBER 7, 1998 AS DOCUMENT 98020969 AND RERECORDED JANUARY 13, 1999 AS DOCUMENT 99000798 AND BY AGREEMENT RECORDED DECEMBER 7, 1998 AS DOCUMENT 98020970 AND RERECORDED JANUARY 13, 1999 AS DOCUMENT 99000797, IN DEKALB COUNTY, ILLINOIS. 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 the proposal to the City of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois, 60115 by 5:00 p.m. on Wednesday, October 31, 2018. Additional information regarding the public hearing can be found on the City of DeKalb’s web page at http://www.cityofdekalb.com/1103/Public-Hearings. Further information is available from the Community Development Department by calling (815) 748-2361. Christina Doe, Chairperson DeKalb Planning and Zoning Commission Page 5 of 5