Planning & Zoning Commission

DeKalb Municipal Building Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission March 20, 2019 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. January 23, 2019 and February 6, 2019 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – Petition by JLAR Illinois, LLC, represented by James Mason, requesting approval of a special use permit for an “Amusement Establishment (Indoor Sport Simulation Facility)” for a 2.4 acre site zoned “GC” General Commercial District located at 1500, 1502 and 1504 Sycamore Road. 2. Public Hearing - Petition by Commonwealth Edison Company (ComEd) represented by Scott Saef of Sidley Austin, LLP for approval of a Zoning Map Amendment, upon annexation, from the “SFR1” Single-Family Residential District to the “PD-I” Planned Development – Industrial District and approval of a Zoning Map Amendment from the “HI” Heavy Industrial District to the “PD-I” Planned Development – Industrial District to allow ComEd to expand their existing substation at 1827 Pleasant St. to improve the substation’s reliability and to increase safety and security. Also requested is approval of a Planned Development Preliminary and Final Plan and waivers to the Unified Development Ordinance. F. REPORTS G. ADJOURNMENT Planning and Zoning Commission January 23, 2019 Page 1 of 5 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION January 23, 2019 The Planning and Zoning Commission held a Meeting on January 23, 2019 at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Christina Doe called the meeting order at 6:00 PM. A. ROLL CALL Recording Secretary, Christine Wang, called the roll. Planning and Zoning Commission members present were Chair Christina Doe, Katharina Barbe, Vicki Buckley, and David Castro. Commissioners Klein, Maxwell, and Wright were absent. City staff present were City Manager, Bill Nicklas, Principal Planner, Dan Olson and Recording Secretary, Christine Wang B. APPROVAL OF THE AGENDA (Additions/Deletions) Chair Christina Doe requested a motion to approve the January 23, 2019 agenda as presented. Ms. Barbe motioned to approve the agenda as presented. Ms. Buckley seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES December 5, 2018 – Ms. Buckley 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) None E. NEW BUSINESS 1. Public Hearing – Petition for approval of City of DeKalb-initiated text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to amend Article 7.06 to further restrict the type of fences allowed, Article 7.12 to change who authorizes traffic studies, Article 12.03 to allow alternative paving materials for parking lots and driveways, Article 12.04 to modify the landscaping and berming requirements for front, side, and rear yards, Article 13.02 to allow variations for off-site temporary signs, Article 16.03 to change the reference from Board of Appeals to Planning and Zoning Commission regarding appeals, and Article 18 to amend the regulations Planning and Zoning Commission January 23, 2019 Page 2 of 5 regarding the reference to the Board of Appeals, the appeals process and clarifying what variances can be applied for. Principal Planner Dan Olson went through the staff report dated January 18, 2019. He stated after the December 5th Commission discussion and feedback regarding the proposed amendments to the UDO, a public hearing notice was published. Mr. Olson said that in regards to Article 7.06, the current fence regulations in the UDO are not specific regarding which materials are acceptable. He said that the only type of fence currently restricted is electrified fences, which is prohibited in all zoning districts. He added the proposed language adds chicken wire or any fence constructed of materials not specifically manufactured for use as fence to the list of prohibited fences. Mr. Olson said that language is proposed to allow temporary fences for construction sites, special events, temporary uses as allowed in Article 14.07, and public safety purposes as determined by the Chief Building Official. Mr. Olson noted that the UDO regulations currently have requirements and criteria for when a traffic study must be conducted, including a minimum threshold for peak hour trips. He said the proposed language changes has the City Engineer approving traffic studies instead of the City Council. Mr. Olson stated that in regards to Article 12.03(1), the UDO standards currently allow Portland Cement Concrete or Bituminous Concrete (asphalt) as acceptable materials for parking lots and driveways. He said that residents have requested to use materials such as permeable paving (concrete pavers) on private property in various applications. Mr. Olson said that staff worked with the City Engineer to come up with language allowing this material, and that it is recommended for single and two-family applications to require 3” concrete pavers over a minimum of 4” of clean crushed stone base with an allowable additional 1” of fine setting material. Mr. Olson said that additional standards would apply for higher intensity multiple family and commercial uses, and noted that language was included that does not allow concrete pavers in the public right-of-way (parkway) between the curb and the sidewalk. Mr. Olson noted than an email from resident and business owner Steve Irving requested that the proposed language allow for a grass strip in between areas of the paver blocks and would be at a width to cover the tires for vehicles. Mr. Olson said Article 12.04 of the UDO requires earth sculpting, berms, decorative screening, fences, or walls in yards adjoining a street in addition to the minimum number of trees and shrubs. Mr. Olson stated that the proposed language modifies this requirement so that in lieu of earth sculpting, berms, decorative screening, fences, or walls, that frontage may be 100 percent screened with shrubs that reach a height of three feet at the time of maturity. Planning and Zoning Commission January 23, 2019 Page 3 of 5 Mr. Olson noted at the December 5th Commission meeting, discussion took place regarding a U.S. Supreme Court case in Arizona from 2015 that clarified when municipalities may impose content-based restrictions on signage. He said that the current sign code includes some regulations that base sign restrictions on their content and likely unconstitutional. He said that some miscellaneous amendments to the sign code were discussed by staff with the Commission on December 5th, but until a comprehensive review is done, no amendments are proposed. He said that one small change is proposed to Article 13, which is related to a proposed amendment to Article 18 regarding allowing a variance for off-site temporary signs. Mr. Olson said that in regards to Article 16.03.01, references to Board of Appeals is changed to the Planning and Zoning Commission. He noted that in Article 18, the Planning and Zoning Commission acts as the Board of Appeals, and that the proposed amendment to Article 18 includes changing references from Board of Appeals to the Planning and Zoning Commission. He also noted that the language changes also include replacing the Chief Building Official with Community Development Director regarding the appeals process outlined in Article 18. He said that amendments are also proposed to clarify the review and public hearing process for variances, which adds two additional criteria to the Findings of Fact for variances. He said that language is also recommended to further clarify what variances can be applied for. Scott Shirmer of 1744 Kimberly Drive stated that the permeable surfaces issue was initiated by him in regards to a citation he received at his home. He said that he constructed something without understanding that a permit was necessary, and that he ended up receiving a citation. Mr. Shirmer said that he compared ordinances from other cities and asked that the City consider other approaches in allowing paver blocks. He said that the current proposed language was more suitable for an RV and heavier boats/vehicles. Mr. Shirmer noted that requirements could be different for smaller vehicles/boats noting the material requirements could be less for lighter weight ones. Chair Doe thanked Mr. Shirmer for coming and bringing this issue up to the Commission. Ms. Buckley asked for clarification regarding the amendment to Article 12.03(1). Mr. Olson responded that the paving regulations is in regards to any paving in the driveway and noted that the materials were important to ensure that the vehicle can be supported by the paving. Mr. Castro also noted that the proposed amendment regarding prohibited fences was very open to interpretation and needed to be more specific. Mr. Olson stated he looked into other communities’ fence regulations and came across language that was more encompassing instead of trying to specify and risk leaving some fence materials out. Planning and Zoning Commission January 23, 2019 Page 4 of 5 In relation to Article 7.12, Mr. Castro noted the results of traffic studies vary based on the time of day the traffic counts are conducted and doing a count only on one day is inadequate. Mr. Castro asked if traffic studies were available to the public to view and he would like a more scientific approach to the traffic studies. Chair Doe asked about how peak times are determined. Mr. Olson stated that the language in the Article should not be too specific and should allow the scope of a traffic study be determined on a case by case basis. Ms. Barbe asked if the interested party paying for the traffic study would have a reason to skew the study in their favor. Mr. Olson said the developer of a project pays for the traffic study and the study is reviewed by the City Engineer at a cost paid for by the developer. City Manager Bill Nicklas stated that he has previously worked with traffic engineers and that the traffic study ultimately comes down to the authority of the City staff. Mr. Nicklas also said that the traffic study is not about wait times at a traffic light, but is instead about safety. He said that the City works with worldwide experts across the field and that they establish criteria regarding traffic studies. Ms. Buckley said that in regards to the pavement, other kinds of paving material should be considered, as suggested by Mr. Shirmer. Mr. Nicklas said that it is important to balance common use and maintenance of the pavement and that regulations are meant to keep the driveways/storage areas lasting a long time and not for the short term. Ms. Barbe said with the language referring to fencing, the City should consider allowing the use of recycled materials. Chair Doe asked that the proposed amendment to 7.06 have language allowing electrical fences for dogs. Mr. Olson said that currently it is not prohibited. Chair Doe also asked if the restrictions regarding concrete pavers covered the public right of way and areas around trees. Mr. Olson clarified that it is in relation to the private driveway and storage areas only. Mr. Shirmer said that he was happy to take any opportunity to further discuss the issues he raised regarding this agenda item. Ms. Barbe made a motion to continue the public hearing to the PZC meeting on February 6, 2019. Ms. Buckley seconded the motion, and the motion was approved by unanimous voice vote. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be Wednesday, February 6th, and there are two public hearings scheduled. Chair Doe welcomed Mr. Nicklas to the City, and thanked Economic Development Planner Jason Michnick for his service to the City. G. ADJOURNMENT Planning and Zoning Commission January 23, 2019 Page 5 of 5 Ms. Buckley motioned to adjourn, Mr. Castro seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 6:52 pm. Respectfully Submitted Christine Wang, Recording Secretary Minutes were approved by the Planning and Zoning Commission on March 20, 2019 Planning and Zoning Commission February 6, 2019 Page 1 of 7 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION February 6, 2019 The Planning and Zoning Commission held a Meeting on February 6, 2019 at the City of DeKalb Municipal Building, 200 S. Fourth St., DeKalb, Illinois. Chair Christina Doe called the meeting order at 6:00 PM. A. ROLL CALL Recording Secretary, Christine Wang, called the roll. Planning and Zoning Commission members present were Chair Christina Doe, Katharina Barbe, Vicki Buckley, Ron Klein, Max Maxwell, and Jerry Wright. Commissioner David Castro was 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 February 6, 2019 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 December 19, 2018 – Ms. Buckley motioned to approve the minutes, Mr. Maxwell seconded the motion, and the motion was approved by unanimous voice vote. D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS 1. Concept Plan Review – Request by 145 Fisk LLC, represented by Nicholas Cronauer, for review of a Concept Plan (Sketch Plan) for a proposed 40-room boutique hotel and associated commercial uses at 145 Fisk Avenue. Charles “Chip” Bulson of Genoa, on behalf of Nicholas Cronauer - applicant, stated they would like to restore the building and turn it into a boutique hotel. He noted they had meetings with structural engineers to evaluate its use as a hotel. He presented the concept plan, but stated that there was no landscape Planning and Zoning Commission February 6, 2019 Page 2 of 7 plan yet. He indicated the upper three floors will be lodging and the lower level will be food preparation and service. He said the entryways will be re- done and there will be a new addition to the rear of the existing building. Mr. Bulson said that accessibility features would be added to the hotel, which would include elevators and stairwells for egress. He went over the site plan and access proposed for the site and noting they are providing 54 parking spaces on the plan. He emphasized that the historical presence and significance of this building is one of the reasons why it should be developed into a boutique hotel. He said the existing home at 201 Fisk Ave. to the east of the building may possibly be added to the project to provide better access and parking. Mr. Bulson said that a traffic study would be done in order to determine the proper access to the site and necessary roadway improvements. He responded to comments brought up by the property owner at 521 DeKalb Ave. by indicating they will try to save the trees adjacent to their site, however engineering/grading plans have not been completed yet. He said they would work with the owner of 521 DeKalb Ave. to possibly plant new trees next to their lot to provide shading. Principal Planner Dan Olson went over the staff report dated February 1, 2019 and the history of the building noting it was originally constructed in 1922 as St. Mary’s Hospital, and following its closure in 1964, the building was used as a girl’s dormitory until its vacancy between 1970-1973. He said that from 1973-1992, the building was owned and used by District 428 for administrative functions, before it was sold and rezoned from “MFR” Multi- family Residential District to the “NC” Neighborhood Commercial District and a special use for medical/dental offices was approved. Mr. Olson stated that those uses were never established and a project to convert the building to luxury lofts by Midwest Estate Development LLC in 2006 also never materialized. Mr. Olson said the petitioner is the contract purchaser, and the applicant has provided documentation for how they feel the project fits in with the goals of the City’s 2025 Strategic Plan. He said that on December 18, 2018, the City Council voted to approve a Resolution authorizing a Preliminary Development Incentive Agreement for the renovation of the building to a boutique hotel and associated commercial uses. Mr. Olson noted that under the terms of the Agreement, TIF funding would be secured for the project but was contingent upon several items. Those items included obtaining the necessary zoning and plan approvals to accommodate the proposed uses and the applicant to submit preliminary plans, a zoning petition, and the necessary supporting documents within 120 days of approval of the Agreement. Mr. Olson said several waivers to the UDO would be necessary if the project went forward. He said that one of the waivers will be to the PD-C required 50- foot buffer area adjacent to residential zoned property. He noted that another waiver would include a 10-foot parking setback along Sycamore Road, as the Planning and Zoning Commission February 6, 2019 Page 3 of 7 UDO requires this setback adjacent to any public roadway right-of-way. Mr. Olson also said that a waiver for a 5-foot parking setback along the east and west property lines would be necessary as a 5-foot parking/paving setback is required for all interior lot lines. Mr. Olson said waivers would also be required for landscape quantities due to the reduced setbacks noted. Chair Doe opened the Concept Plan discussion to public comment. Robert Carlson of 3 Wedgewood Cove stated that he owns several apartment buildings close to 145 Fisk Ave. and is concerned about noise pollution and parking from the proposed use. He added his tenants are long-term, older tenants, and that noise issues could affect his investment in the properties. He said he does real estate appraisals and is therefore knowledgeable about property values. Mr. Klein stated to Mr. Bulson that he did not believe the proposed parking was adequate and asked about overflow parking. Mr. Bulson responded they have solutions to overflow parking through discussions between other property owners and an adjacent church. He said that during times when there are no events at the hotel, parking should be adequate based on other hotels he has observed. Mr. Klein said that the proposed access to Sycamore Road could possibly cause accidents due to vehicles coming off of N. 1st St. Mr. Bulson said that those concerns would be addressed through the traffic study. Mr. Maxwell asked if the parking on Fisk Ave. is limited. Mr. Olson said the parking on Fisk Ave. allows unrestricted street parking, and any allowance for reserved parking for the hotel would have to be in a parking agreement. Ms. Buckley asked about the entrances and exits and parking while it was used as a hospital. Mr. Olson said that he believed parking was likely in the open area behind the building on the property. Mr. Maxwell asked if the property owner was responsible for the improvements to the turn lane. Mr. Olson responded that yes they would be. Peter Gerlach of 218 Sycamore Rd. said this project caught his attention when the media reported on it as a boutique hotel as part of a downtown revitalization project. He said this hotel sounded expensive and it was not located in the downtown area. He said he had spoken to his neighbors and that he or his neighbors did not want this project to go forward. He cited issues with traffic and reduced property values. Mr. Gerlach added there are traffic problems now and will made worse with this project. Mr. Klein asked Mr. Gerlach if he thought the property values in the neighborhood would be reduced with the continued deterioration of the building. Mr. Gerlach agreed that property values would drop and wished the City would buy it for a park. Mr. Wright asked about Mr. Bulson’s experience with development. Mr. Bulson stated that he had experience with construction and development, and this project would require more of an internal renovation and that it was not as Planning and Zoning Commission February 6, 2019 Page 4 of 7 large of a project as his others. Mr. Wright asked why a boutique hotel is more attractive than a commercially owned hotel. Mr. Bulson stated the hotel would be a 4-5 star hotel and would be reasonably priced. He said a boutique hotel gives a unique experience and may be higher-quality than a commercially-owned hotel. He said a boutique hotel would therefore provide a higher-quality stay and higher-quality lodging. He said they believe a boutique hotel is needed in the current market. Mr. Wright asked about the first floor and if there were plans for food service in that area. Mr. Bulson said the plan is to have food service and a small eating area, and the food service would be intended for the public and hotel guests. Chair Doe asked if the restaurant would be open to the public or for guests only. Mr. Bulson stated they would like the restaurant to be open to both. Chair Doe also asked about outdoor seating. Mr. Bulson stated they have not been able to evaluate it yet. Ms. Buckley asked about what kind of food service would be offered. Mr. Bulson stated it would be a higher quality than typical continental breakfasts. Chair Doe asked if the hotel would be locally owned or a national chain, Mr. Bulson responded the hotel would be locally owned. Mr. Carlson asked if alcohol is going to be served. Mr. Bulson indicated that it was a possibility. Mr. Carlson stated that if a lot of alcohol is served at the hotel on high volume weekends at NIU, it would be a problem for adjacent property owners and residents. Mr. Klein asked if the abandoned hospital has a more or less adverse effect on property values than the proposed development. Resident Dan Steimel stated the building is in the middle of a historic district and said the guests at the boutique hotel would likely be a more mature group than the ones previously mentioned by Mr. Carlson. He also said the acquisition of 201 Fisk Ave. would help solve the access issue. He said the hotel would be a nice addition to the neighborhood and that apartment buildings also have problems and issues. Judith Rodeo of 222 Sycamore Rd. asked how many jobs this project would add. Mr. Bulson said that it would create temporary construction jobs, and then also hotel staff that would include four-five full-time employees and a few part-time jobs as well. He also stated the hotel will bring business to the rest of the City. Nathan Books of 201 Fisk Ave asked about the proposed mechanical equipment on the subject site and stated he works from home and is therefore concerned about noise. Mr. Bulson said the equipment used would be quiet and the HVAC equipment would be on the roof or basement, adding they want a quiet experience for the hotel guests. Planning and Zoning Commission February 6, 2019 Page 5 of 7 Chair Doe asked about the placement of garbage. Mr. Bulson said he planned to have a completely enclosed structure. He stated that garbage service would come twice a week and the dumpster would be located in the northeast area of the site. Chair Doe recommended that garbage should be moved from that area because it would be adjacent to the neighbors. Mr. Bulson said he could do that and coordination of garbage pickup would also be considered to accommodate residents. Chair Doe also asked about the turning ability for emergency vehicles. Mr. Olson said that would be look at in the plan review process. Mr. Klein asked how they would draw customers to the hotel. Mr. Bulson said that he would be finding customers mostly online. He also said that local manufacturing companies and NIU will bring guests as well. Ms. Buckley asked about signage. Mr. Bulson said they have not looked at it, but it would be minimal. Mr. Maxwell said that parking needs further review and purchasing the home to the east (201 Fisk) would help. Mr. Bulson agreed and said that he will be working with the fire department to ensure that there is enough room for parking. Mr. Books at 201 Fisk Ave. said he was in support of this project and the property is not quiet as he has made multiple calls to emergency services for vandalism, people living on the property, or breaking and entering. He repeated his concern regarding traffic but voiced his support for the project. Chair Doe asked if the Commissioners had any more questions or comments. Mr. Wright said that he would like to see this property developed. Mr. Maxwell and Ms. Barbe agreed. Mr. Maxwell noted concern about parking and access. Mr. Klein expressed concern about the parking and access issues also. Ms. Buckley stated that she would like to see the next step with the questions brought up tonight answered. Chair Doe stated that she wants to see something happen with the building and to see it preserved, but is hesitant to give full support. She noted concern about the access at Sycamore Road. Mr. Olson said that the concept plan will go to the City Council and that neighboring property owners will also receive official notice from the City when the public hearing takes place. 2. Public Hearing (continued) – Petition for approval of City of DeKalb-initiated text amendments to Chapter 23 “Unified Development Ordinance” of the Municipal Code to amend Article 7.06 to further restrict the type of fences allowed, Article 7.12 to change who authorizes traffic studies, Article 12.03 to allow alternative paving materials for parking lots and driveways, Article 12.04 to modify the landscaping and berming requirements for front, side, and rear yards, Article 13.02 to allow variations for off-site temporary signs, Article 16.03 to change the reference from Board of Appeals to Planning and Zoning Planning and Zoning Commission February 6, 2019 Page 6 of 7 Commission regarding appeals, and Article 18 to amend the regulations regarding the reference to the Board of Appeals, the appeals process and clarifying what variances can be applied for. Mr. Olson said that this was a continued public hearing from January 23, 2019 and the Commission had recommended staff do additional research on the proposed changes, particularly the alternate materials for driveways and storage areas. Mr. Olson stated that for the fence regulations, the language was amended to be more specific on what materials would be prohibited. He also noted the Commission’s recommendation regarding requiring more days for traffic counts at the last meeting was relayed to the City Engineer for future traffic studies. Mr. Olson stated that in regards to construction requirements for parking lots and driveways, the comments received by Scott Schirmer of 744 Kimberly Drive were reviewed by staff. He said Mr. Schirmer wanted to allow alternate materials for secondary parking/storage areas in residential districts based upon the size of the vehicle/boat/trailer/RV being stored. Mr. Olson stated that the City Engineer reviewed Mr. Schirmer’s suggestions and indicated having paver blocks less than 3” and not on a stone base will cause maintenance problems down the road. Mr. Olson stated the proposed language was not changed. Chair Doe opened the hearing to public comment. Donna Gable of 850 Sycamore Rd stated she was in favor of permeable pavers for parking lots, but noted she had fallen at Van Buer Plaza when it was iced over. She added that after contacting the City, she learned that there was not much the City could do because the same chemicals used on streets could not be used on the parking lot because of the paver bricks. She asked that the material regarding permeable paving be considered as well. Chair Doe gave one more opportunity for public comment. There was none. Chair Doe closed the public hearing. Chair Doe asked if the Commissioners had any more questions or comments. Mr. Maxwell made a motion to recommend to the City Council approval of text amendments to the following Articles of Chapter 23 “Unified Development Ordinance” of the Municipal Code: Article 7.06 to further restrict the type of fences allowed, Article 7.12 to change who authorizes traffic studies, Article 12.03 to allow alternative paving materials for parking lots and driveways, Article 12.04 to modify the landscaping and berming requirements for front yards, Article 13.02 to allow variations for off-site temporary signs, Article 16.03 to change the reference from Board of Appeals to Planning and Zoning Commission regarding appeals, and Article 18 to amend the regulations regarding the reference to the Board of Appeals, the appeals process and Planning and Zoning Commission February 6, 2019 Page 7 of 7 clarifying what variances can be applied for as shown on Exhibit A of the staff report. Seconded by Mr. Wright. A roll call vote was taken. Ms. Barbe – yes, Ms. Buckley – yes, Mr. Klein – yes, Mr. Maxwell – yes, Mr. Wright – yes, Chair Doe – yes. Motion passes 6- 0-1. Mr. Castro was absent. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be Wednesday, February 20th, and there are no public hearings scheduled. Ms. Buckley asked about updates on projects that had previously come before the Commission. Mr. Olson stated that he will provide the updated list of development projects to the Commission. G. ADJOURNMENT Ms. Buckley motioned to adjourn, Mr. Klein seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 7:44 pm. Respectfully Submitted, Christine Wang, Recording Secretary Minutes were approved by the Planning and Zoning Commission on March 20, 2019.  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT March 15, 2019 TO: DeKalb Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: Special Use Permit for an “Amusement Establishment (Indoor Sport Simulation Facility)” for 1500-1504 Sycamore Road I. GENERAL INFORMATION A. Purpose Approval of a Special Use Permit for an “Amusement Establishment (Indoor Sport Simulation Facility)” B. Location/Size 1500-1504 Sycamore Road /2.4 acres C. Petitioner JLAR Illinois, LLC, represented by James Mason D. Existing Zoning “GC” General Commercial District E. Existing Land Use Vacant commercial building F. Proposed Land Use Indoor Sports Simulation Facility with a bar and video gaming machines G. Surrounding Zoning and Land Use North: GC; various commercial uses South: GC; various commercial uses East: SFR2 and MFR1; single-family and multi-family residential West: GC and SFR2; various commercial uses, park H. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The applicant is proposing to establish an “Amusement Establishment (Indoor Sport Simulation Facility)” in an 11,890 square foot currently vacant tenant space in the building at 1500-1504 Sycamore Road (Parkview Business Center). The building is part of a small shopping center under single-ownership and includes a total of five buildings. The proposed space was formerly used for a furniture store and professional offices. A floor plan is included in the background material and includes a warming kitchen and take-out pizza area, a full bar with video gaming (five machines), and a sport simulation area with seven bays for sports simulators. The amusement establishment (sports simulation facility) part of the operation requires a special use in the “GC” General Commercial District. The bar/food preparation and video gaming are accessory to the sports simulation facility operation. Seating is provided for about 54 persons inside the facility. Sport simulators are a combination of video, camera and computer equipment that allow participants to simulate engagement in a number of different sports indoors, including golf, soccer and other games. The sports simulation area will take up about 8,530 sq. ft. of the tenant space and the restaurant/bar/video gaming area will encompass about 3,360 sq. ft. On February 25, 2019, the City Council approved an amendment to the liquor code of the City to create a new category of regulated liquor licenses to be called “Indoor Sports Simulator Facilities”. The classification falls under the Hospitality category in the code. Within the sports simulation area, there is a counter for participants to register and purchase merchandise, and there is also a pickup window for the bar. The owner’s concept is to permit the bar area to be utilized by those 21 and older, and to permit the pizza take-out and sports simulation areas to be used by all ages. Persons within the sports simulation area would be permitted to consume alcoholic beverages if they were of legal age. The permitted hours of sale for bar and hospitality sales are 6:00 a.m. to 1:00 a.m. Monday through Thursday, 6:00 a.m. to 2:00 a.m. Friday through Saturday, and 10:00 a.m. to 1:00 a.m. on Sundays. The sports simulation areas can remain open even outside of the permitted hours for the bar liquor sales. The applicant has indicated in the background material that they plan to keep the sport simulation area open 24 hours a day as well as the pizza pick-up area. The inclusion of a staffed counter in the sports simulation area provides the owner with facilities to be able to supervise the consumption of alcoholic beverages in that area, and to ensure that no persons under 21 are being served. Please note that approval of the special use would not constitute approval of a liquor license for the proposed premises. Approval of the license would require approval by the City Council and the applicant would have to meet all the requirements of the City liquor code. The subject site and building are mostly surrounded by commercial uses including restaurants, a video gaming establishment, cash store, retail uses, business/medical offices and the IL Secretary of State’s and Dept. of Human Services Office. Single-family residential uses lie to the east of the site and a small multi-family development is to the northeast of the property. There are a total 189 parking spaces provided in the lots in the shopping center and parking is shared between the various parcels with some reserved spaces. Cross easements for ingress and Page 2 of 5 egress and easements for parking exist on the site. There are approximately 166 parking spaces required based upon the parking formulas in the UDO for the various uses. With special use permits the City can adopt conditions and also we typically look for improvements that can be made to the property to bring it more into compliance with the UDO. The only conditions recommended are to fully screen the existing trash dumpster to the east of the cash store, installing some landscaping along the Sycamore Road frontage and to submit a site plan or survey indicating the number of required and provided parking spaces on the subject site prior to any building permits being issued for the special use. The landscaping required is based upon the UDO standard for yards abutting the street and will include 56 shrubs and half of the required shade trees. III. STANDARDS OF A SPECIAL USE 1. The proposed special use complies with all provisions of the applicable district regulations. The proposed Amusement Establishment (Indoor Sport Simulation Facility) will comply with all regulations of the “GC” General Commercial District and the UDO. Adequate parking is provided on-site and landscaping will be added along the Sycamore Road frontage.to bring it into more compliance with the UDO. 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 site has been zoned commercial for decades and the commercial building where the proposed special use will locate has existed on the site for several decades also. The subject site is in proximity to a variety of other commercial uses including uses including restaurants, a video gaming establishment, cash store, retail uses, business/medical offices and offices for the state of Illinois. Residential uses exist to the east of the site, however the intensity of the proposed special use will not be any greater than the previous uses in the tenant space. 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 granting of 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 a variety of commercial uses and some residential uses to the east of the site. Page 3 of 5 4. Adequate utility, drainage and other such necessary facilities have been or will be provided. Adequate public services are already provided to the subject site. 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 special use will not be detrimental to the permitted developments and uses on the site or to the surrounding area. The building has previously contained commercial uses. The proposed special use will take up a vacant commercial building along Sycamore Road and will be an economic benefit to the corridor. IV. CITIZEN RESPONSE/COMMENTS We receive a letter from First Rockford Group who own the shopping center at the northeast corner of Sycamore Road and E. Dresser Road (Fitzworks) and mentioned support for the proposal in their letter. We also received a Citizen Response Form from Gregory Clark of 1407 N. 14th St. who was in support of the proposal but wanted to see more specifics regarding alley access, parking and noise. Both the letter and Citizen Response Form are in your packets and will be made part of the record at the hearing. V. RECOMMENDATION 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 Special Use Permit for a “Amusement Establishment (Indoor Sport Simulation Facility)” on the subject site located at 1500-1504 Sycamore Road in the subject tenant space shown on Exhibit A and per the conditions as indicated on Exhibit B. Page 4 of 5  Exhibit B 1. The trash dumpster on the northern portion of the site shall be fully enclosed within 60 days after approval of the special use permit by the City Council. 2. Landscaping shall be added to the frontage along Sycamore Road to include seven shade trees (min. 2 ½” caliper) and 56 shrubs and to be installed within 60 days after approval of the special use permit by the City Council. 3. The number of required and provided parking spaces be documented on the survey/site plan and submitted with any building permits required for the special use permit. Page 5 of 5 EXHIBIT A  Proposed Use and Description: Mason Indoor Golf 1500 Sycamore Rd. DeKalb, IL 60115 We are proposing to use the property located at 1500-1504 Sycamore Rd in DeKalb for an amusement establishment-Indoor golf simulation. We will also have a bar and restaurant that will supply beverages as well as pizza, sandwiches, etc. The bar/restaurant area will encompass 3360 square feet of the space and the golf simulation area will encompass 8530 square feet. The golf simulation area will be open up to 24 hours a day as well as the restaurant pick up area. The bar will be open only during the hours that are allowed per the liquor code and ordinances. Our business will not hinder property values or impact future land use as we are already in a general commercial district. 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, March 20, 2019, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by JLAR Illinois, LLC, represented by James Mason, requesting approval of a special use permit for an “Amusement Establishment (Indoor Sport Simulation Facility)” for a 2.4 acre site zoned “GC” General Commercial District located at 1500, 1502 and 1504 Sycamore Road, DeKalb, IL with a Parcel Identification Number (PIN) of 18-14-278-007. 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, March 13, 2019. Additional information regarding the public hearing can be found on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public- Hearings or by calling the Community Development Department by calling (815) 748-2361. Christina Doe, Chair DeKalb Planning and Zoning Commission 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, March 20, 2019, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by Commonwealth Edison Company (ComEd) represented by Scott Saef of Sidley Austin, LLP for approval of a Zoning Map Amendment, upon annexation, from the “SFR1” Single-Family Residential District to the “PD-I” Planned Development – Industrial District for the property described below in Legal A and approval of a Zoning Map Amendment from the “HI” Heavy Industrial District to the “PD- I” Planned Development – Industrial District for the property described below in Legal B. The request is to allow ComEd to expand their existing substation at 1827 Pleasant St., DeKalb, IL to improve the substation’s reliability and to increase safety and security. Also requested is approval of a Planned Development Preliminary and Final Plan and waivers to the Unified Development Ordinance as follows: Article 7.06(8) to permit the use of barbed wire at a 45-degree angle away from the interior of the property within the front, side and rear yards, Article 9.04(1) to not require a zoning lot to abut a public street, Article 9.04(2) and 9.05(5) to waive the minimum standards for a private drive, Article 12.03(1) to waive the requirement for driveways to be asphalt or concrete and any other approvals as required for the subject property to allow for the construction as proposed. The site is commonly known as 1827 Pleasant St., DeKalb, IL and has Parcel Identification Numbers (PIN) of 18-13-376-001, 08-24-127-008, 08-24-105-009, 08-24-105-007 and 08-24-127-009. Legal A PARCEL 1: (PARCEL 1 FROM 1948 DEED 212049 BOOK 189 PAGE 105 AND 1ST PART OF PARCEL 6 FROM 1956 DEED 280418) THAT PART OF THE SOUTH HALF OF THE SOUTHWEST QUARTER OF SECTION 13, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN, DEKALB COUNTY, ILLINOIS WHICH IS DESCRIBED AS FOLLOWS: COMMENCING AT THE SOUTHEAST CORNER OF THE SOUTHWEST QUARTER OF SAID SECTION 13; THENCE SOUTH 89 DEGREES 29 MINUTES WEST ALONG THE SOUTH LINE OF SAID SOUTHWEST QUARTER, 1357.20 FEET TO A POINT ON THE EASTERLY LINE OF THE RIGHT OF WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY AND THE POINT OF BEGINNING OF THE LAND TO BE DESCRIBED; THENCE NORTH 34 DEGREES 55 MINUTES EAST ALONG SAID RIGHT OF WAY LINE 354.20 FEET; THENCE SOUTH 55 DEGREES 05 MINUTES EAST 50 FEET; THENCE NORTH 34 DEGREES 55 MINUTES EAST 311.30 FEET TO A POINT ON THE WESTERLY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY'S RIGHT OF WAY; THENCE SOUTH 12 DEGREES 58 MINUTES EAST ALONG SAID WESTERLY RIGHT OF WAY LINE 525.60 FEET TO THE SOUTH LINE OF THE SOUTHWEST QUARTER OF SAID SECTION 13; THENCE SOUTH 89 DEGREES 29 MINUTES WEST ALONG SAID SOUTH LINE 540.00 FEET TO THE POINT OF BEGINNING. PARCEL 1 CONTAINS 139,513 SQUARE FEET OR 3.20 ACRES. PARCEL 2: (PARCEL 2 FROM 1948 DEED 212049 BOOK 189 PAGE 105 AND 2ND PART OF PARCEL 6 FROM 1956 DEED 280418). THAT PART OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 24, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN, DEKALB COUNTY, ILLINOIS, WHICH IS DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 24; THENCE SOUTH 89 DEGREES 29 MINUTES WEST ALONG SAID NORTH LINE OF SAID NORTHWEST QUARTER, 1357.20 FEET TO A POINT IN THE EASTERLY LINE OF THE RIGHT OF WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY AND THE POINT OF BEGINNING OF THE LAND TO BE DESCRIBED; THENCE NORTH 89 DEGREES 29 MINUTES EAST 540.00 FEET TO THE WESTERLY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY'S RIGHT OF WAY; THENCE SOUTH 12 DEGREES 58 MINUTES 315.80 FEET MORE OR LESS TO A POINT HEREINAFTER REFERRED TO AS “POINT A” IN A LINE PARALLEL TO AND 50.00 FEET MORE OR LESS WESTERLY, MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF SAID CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY'S MAIN LINE RIGHT OF WAY AND IN A LINE PARALLEL TO AND 50.00 FEET MORE OR LESS NORTHERLY MEASURED RADIALLY FROM THE CENTER LINE OF SAID CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY'S LEAD TRACK TO RUDOLPH WURLITZER COMPANY, AS SAID LEAD TRACK WAS LAID AND OPERATED ON DECEMBER 3, 1947, ACROSS THE NORTHWEST QUARTER OF SAID SECTION 24; THENCE WESTERLY ALONG SAID PARALLEL LINE 874.20 FEET (MEASURED = 876.03 FEET) TO THE EASTERLY LINE OF THE RIGHT OF WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY; SAID PARALLEL LINE BEING THE ARC OF A CIRCLE CONCAVE TO THE SOUTH, THE CHORDS OF WHICH BEGINNING AT SAID “POINT A” ARE: 1) NORTH 57 DEGREES 18 MINUTES WEST 100.00 FEET; 2) NORTH 67 DEGREES 49 MINUTES WEST 100.00 FEET; 3) NORTH 75 DEGREES 41 MINUTES WEST 100.00 FEET; 4) NORTH 80 DEGREES 34 MINUTES WEST 100.00 FEET; 5) NORTH 86 DEGREES 18 MINUTES WEST 62.55 FEET TO A POINT IN A LINE PARALLEL WITH AND 135.00 FEET EAST OF THE EAST LINE OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 24 AND SAID POINT BEING 1124.00 FEET NORTH OF THE NORTH LINE OF PLEASANT STREET IN THE CITY OF DEKALB; 6) SOUTH 88 DEGREES 10 MINUTES WEST 37.55 FEET; 7) SOUTH 82 DEGREES 07 MINUTES WEST 100.00 FEET; 8) SOUTH 74 DEGREES 25 MINUTES WEST 100.00 FEET; 9) SOUTH 62 DEGREES 22 MINUTES WEST 100.00 FEET; 10) SOUTH 55 DEGREES 00 MINUTES WEST 74.40 FEET, MORE OR LESS, TO A POINT ON THE EASTERLY LINE OF THE RIGHT OF WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY, WHICH POINT IS SOUTH 34 DEGREES 55 MINUTES WEST 361.00 FEET FROM THE POINT OF BEGINNING; THENCE NORTH 34 DEGREES 55 MINUTES WEST 361.00 FEET TO THE POINT OF BEGINNING, EXCEPTING THAT PART WEST OF THE WEST LINE OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 24. PARCEL 2 CONTAINS 105,132 SQUARE FEET OR 2.42 ACRES. TOTAL COMBINED PARCELS CONTAIN 244,645 SQUARE FEET OR 5.62 ACRES. Legal B PARCEL 2: (PARCEL 2 FROM 1948 DEED 212049 BOOK 189 PAGE 105 AND 2ND PART OF PARCEL 6 FROM 1956 DEED 280418) PREVIOUSLY ANNEXED THAT PART OF THE NORTH HALF OF THE NORTHWEST QUARTER OF SECTION 24, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN, DEKALB COUNTY, ILLINOIS, WHICH IS DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF THE NORTHWEST QUARTER OF SAID SECTION 24; THENCE SOUTH 89 DEGREES 29 MINUTES WEST ALONG SAID NORTH LINE OF SAID NORTHWEST QUARTER, 1357.20 FEET TO A POINT IN THE EASTERLY LINE OF THTE RIGHT OF WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY AND THE POINT OF BEGINNING OF THE LAND TO BE DESCRIBED; THENCE NORTH 89 DEGREES 29 MINUTES EAST 540.00 FEET TO THE WESTERLY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY’S RIGHT OF WAY; THENCE SOUTH 12 DEGREES 58 MINUTES 315.80 FEET MORE OR LESS TO A POINT HEREINAFTER REFERRED TO AS “POINT A” IN A LINE PARALLEL TO AND 50.00 FEET MORE OR LESS WESTERLY, MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF SAID CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY’S MAIN LINE RIGHT OF WAY AND IN A LINE PARALLEL TO AND 50.00 FEET MORE OR LESS NORTHERLY MEASURED RADIALLY FROM THE CENTER LINE OF SAID CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY’S LEAD TRACK TO RUDOLPH WURLITZER COMPANY, AS SAID LEAD TRACK WAS LAID AND OPERATED ON DECEMBER 3, 1947, ACROSS THE NORTHWEST QUARTER OF SAID SECTION 24; THENCE WESTERLY ALONG SAID PARALLEL LINE 874.20 FEET TO THE EASTERLY LINE OF THE RIGHT OF WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY; SAID PARALLEL LINE BEING THE ARC OF A CIRCLE CONCAVE TO THE SOUTH, THE CHORDS OF WHICH BEGINNING AT SAID “POINT A” ARE: 1) NORTH 57 DEGREES 18 MINUTES WEST 100.00 FEET; 2) NORTH 67 DEGREES 49 MINUTES WEST 100.00 FEET; 3) NORTH 75 DEGREES 41 MINUTES WEST 100.00 FEET; 4) NORTH 80 DEGREES 34 MINUTES WEST 100.00 FEET; 5) NORTH 86 DEGREES 18 MINUTES WEST 62.55 FEET TO A POINT IN A LINE PARALLEL WITH AND 135.00 FEET EAST OF THE EAST LINE OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 24 AND SAID POINT BEING 1124.00 FEET NORTH OF THE NORTH LINE OF PLEASANT STREET IN THE CITY OF DEKALB; 6) SOUTH 88 DEGREES 10 MINUTES WEST 37.55 FEET; 7) SOUTH 82 DEGREES 07 MINUTES WEST 100.00 FEET; 8) SOUTH 74 DEGREES 25 MINUTES WEST 100.00 FEET; 9) SOUTH 62 DEGREES 22 MINUTES WEST 100.00 FEET; 10) SOUTH 55 DEGREES 00 MINUTES WEST 74.40 FEET, MORE OR LESS, TO A POINT ON THE EASTERLY LINE OF THE RIGHT OF WAY OF THE CHICAGO AND NORTHWESTERN RAILWAY COMPANY, WHICH POINT IS SOUTH 34 DEGREES 55 MINUTES WEST 361.00 FEET FROM THE POINT OF BEGINNING; THENCE NORTH 34 DEGREES 55 MINUTES WEST 361.00 FEET TO THE POINT OF BEGINNING. EXCEPTING THAT PART EAST OF THE WEST LINE OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 24. PARCEL 3: (BEING THE TWO PARCELS IN 1984 DEED 84-1478) PREVIOUSLY ANNEXED THE NORTH 400.00 FEET OF THE NORTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 24, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDAN, LYING WESTERLY OF THE WESTERLY LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY’S 100.00 FOOT RIGHT OF WAY, WHICH RIGHT OF WAY LINE IS PARALLEL TO AND 50.00 FEET WESTERLY, MEASURED AT RIGHT ANGLES, FROM THE CENTER LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY’S PRESENT (1984) MAIN TRACK, EXCEPTING THEREFROM THAT PART NORTH OF A LINE PARALLEL TO AND 50.00 FEET NORTHERLY, MEASURED RADIALLY, FROM THE CENTERLINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY’S SO-CALLED LEAD TRACK TO THE RUDOLPH WURLITZER COMPANY, AS LOCATED DECEMBER 3, 1947, ACROSS THE NORTH 330.00 FEET OF THE NORTHWEST QUARTER OF SAID SECTION 24, AS DESCRIBED IN DEED 212049 IN BOOK 189 PAGE 105, ALL IN DEKALB COUNTY, ILLINOIS; ALSO THE NORTH 330.00 FEET OF THE NORTHWEST QUARTER OF THE NORTHWEST QUARTER OF SAID SECTION 24, LYING EASTERLY OF THE EASTERLY LINE OF THE RIGHT OF WAY OF THE CHICAGO AND NORTH WESTERN TRANSPORTATION COMPANY, EXCEPTING THEREFROM THAT PART NORTH OF A LINE PARALLEL TO AND 50.00 FEET NORTHERLY, MEASURED RADIALLY, FROM THE CENTER LINE OF THE CHICAGO, MILWAUKEE, ST. PAUL AND PACIFIC RAILROAD COMPANY’S SO-CALLED LEAD TRACK TO THE RUDOLPH WURLITZER COMPANY, AS LOCATED DECEMBER 3, 1947, ACROSS THE NORTH 330.00 FEET OF THE NORTHWEST QUARTER OF SAID SECTION 24, AS DESCRIBED IN DEED 212049 IN BOOK 189 PAGE 105, ALL 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, March 13, 2019. Additional information regarding the public hearing can be found on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public- Hearings or by calling the Community Development Department by calling (815) 748-2361. Christina Doe, Chair DeKalb Planning and Zoning Commission  ComEd Substation Substation access road Vicinity Map Existing view of ComEd substation from Peace Road looking northwest Proposed Expansion Proposed view of ComEd substation from Peace Road looking northwest  ComEd entrance drive Existing view of ComEd entrance drive from Pleasant Street looking north Proposed Expansion ComEd entrance drive Proposed view of ComEd entrance drive from Pleasant Street looking north ComEd entrance drive Existing view of ComEd entrance drive ~650 feet from Pleasant Street looking north Proposed Expansion ComEd entrance drive Proposed view of ComEd entrance drive ~650 feet from Pleasant Street looking north View of site looking northeast towards existing substation equipment, buildings and structures  83.1-21 6 5 4 3 2 1 W LEGEND W 891 PROPOSED CONTOUR PROPOSED STORM SEWER AeccDbCogoPoint (AeccLand110) W STANDING WATER STANDING WATER PROPOSED SANITARY SEWER OUTLET CONTROL STRUCTURE #1 RIM=891.00 W E PROPERTY BOUNDARY INV. 886.00 E PROPOSED F.E.S. 18 LF 18" RCP STORM SEWER DISTRIBUTION LINE @ 2.8%, 0 CYTBF 0 40 80 120 M ATCH LI NE 1 M ATCH LI NE 2 22 LF 18" RCP SPLICE BOX 18" FES W/ GRATE W STORM SEWER 5 SY RIPRAP AND @ 0%, 0 CYTBF W FILTER FABRIC INV. 885.50 SCALE IN FEET CONDUIT AND CABLE (FES #3) 18" FES W/ GRATE TOTAL DISTURBED AREA (7.23 AC.) 5 SY RIPRAP AND FILTER FABRIC W INV. 886.00 W (FES #4) TOTAL IMPERVIOUS AREA (5.0 AC.) W 15 (NEW IMPERVIOUS AREA=2.72 AC.) ' :1 RAILROAD TRACKS W 4 TED x 890.2 1 89 90 9 M EN x885.5 ONU EMERGENCY OVERFLOW x 890.2 PERVIOUS AREA (2.23 AC.) 1 8 88 AS M 4: W .E D .O. NTE 24" FES W/ GRATE AD R UM 6" PVC 5 SY RIPRAP AND 1 LROAS M ON 8 892.54 T/PIPE DETENTION 89 AeccDbCogoPoint (AeccLand110) 9 RAI W FILTER FABRIC 1 EXISTING IMPERVIOUS AREA (2.28 AC.) 8 W. 9 OFR INV. 886.00 6 O. W 1 POND 88 NEA D . T LI (FES #2) 89 0 EAS LRO 88 8 9 I 8 HWL=890.2 FT F RA 8 F 8 8 8 NE O 8 7 6 NE O I PROPOSED GRAVEL 4 NWL=886 FT LY L : T LI 6" PVC 1 TER +00 892.75 T/PIPE STORAGE REQUIRED=1.75 AC-FT EAS 4 W ES W : C AG W 1 MH, 5'}, TA, T8G STORAGE PROVIDED=1.76 AC-FT CHI O,M 205 RIM=890.50 CAG INV. 886.20 CHI 116 LF 24" RCP W x885.5 THE (STR #5) STORM SEWER AeccDbCogoPoint (AeccLand110) TREE LINE (TYP) @ 0.2%, 0 CYTBF 18" FES W/ GRATE O ,M x885.5 Y D MH, 5'}, TA, T8G 54 LF 21" RCP STORM SEWER 5 SY RIPRAP AND ILW A 42 LF 18" RCP STORM SEWER D C RA FILTER FABRIC 5 4: W 1 RIM=890.50 @ 0.2%, 15 CYTBF 88 FI 5 INV. 886.00 @ 0.3%, 0 CYTBF ACI NOTE: 88 AD INV. 886.42 ND P (FES #5) DISTRIBUTION WORK APPROXIMATE LOCATION SHOWN. (STR #4) LRO 121 LF 24" RCP UL A STORM SEWER T.PA SOIL BORE DK 4 AI @ 0.2%, 0 CYTBF SB / DK 2 E,S 72 LF 24" RCP (PREVIOUSLY LOCATED) UKE STORM SEWER C R LW A AeccDbCogoPoint (AeccLand110) @ 0.2%, 20 CYTBF SB / DK 4 I FI AeccDbCogoPoint (AeccLand110) AC I GH S RI E 891 MH, 4'}, TA, T8G Y' W / SB / DK 3 PAN M RIM=891.50 ,& P COM INV=886.11 .0 2 (STR #10) 9 AeccDbCogoPoint (AeccLand110) 8 892 AUL x x x 89 CB, 4'}, TA, T1F OL 1. .0 6 2 RIM=891.10 9 8 T.P BOLLARD 3' GRAVEL INV. 886.56 CB, 4'}, TA, T1F OL 10 LF 12" RCP SHOULDER PROPOSED GATE 79 LF 15" RCP STORM SEWER (STR #3) RIM=891.75 ASPHALT E,S STORM SEWER (TO BE DESIGNED @ 0.3%, 15 CYTBF PAVEMENT 6 E 9 @ 1.9%, 5 CYTBF INV. 886.32 M/ 34.13' BY OTHERS) 1 (STR #6) .0 92 UKE OIL STOP VALVE MANHOLE x8 23. 48' 6 23. 48' RIM = 891.50 x 892 AeccDbCogoPoint (AeccLand110) 9 8 BUILDING 0 9 LW A DECK INV. 886.75 1. 7 SB DECK 19. 60' 6 8 33.95' BUILDING I 9 W 54 LF 21" RCP 109 LF 24" RCP W 10 LF 6" PVC STORM SEWER W AY STORM SEWER W 6 STORM SEWER 4.97' 8 @ 0.2%, 20 CYTBF T OF @ 0.2%, 35 CYTBF 8 @ 0.2%, 5 CYTBF BOLLARD 5x 2. x 89 891.9 M/E MH, 4'}, TA, T8G 100+00 RIM=891.50 W NORTH / EAST - WEST BASELINE 105+00 INV. 886.38 W W x DECK (STR #11) 8 9 SB / GS 1 AeccDbCogoPoint (AeccLand110) 1. 4 W 3 U :1 x892.5 8" PVC CAP 892 892.00 MH, 5'}, TA, T1F OL EDGE OF WEEDS RIM=891.10 (TYPICAL) SB INV. 886.78 CB, 4'}, TA, T1F OL W SB (STR #1) RIM=891.75 E M/ x INV. 886.43 C C TREE LINE (TYP) 8 31.99' W 9 (STR #6) 1. AeccDbCogoPoint (AeccLand110) .0 3 24. 02' 24. 02' 92 3' GRAVEL SHOULDER BUILDING x8 3' GRAVEL SHOULDER x8 32.02' x891 92 .25 .5 130 LF 15" RCP STORM SEWER 80 LF 24" RCP @ 0.3%, 0 CYTBF SOUTH / EAST - WEST BASELINE STORM SEWER W @ 0.2%, 20 CYTBF 106 LF 21" RCP STORM SEWER RAILROAD TRACKS 24 "FES W/ GRATE W @ 0.2%, 35 CYTBF 5 SY RIPRAP AND FILTER FABRIC INV. 886.94 20.04' AeccDbCogoPoint (AeccLand110) 12. 59' 59' 12. (FES #1) 4' x 4' BUILDING W SHED SB x891.25 MH, 4'}, TA, T8G 892 20.04' x8 x x RIM=891.50 92 8 89 CB, 4'}, TA, T1F OL SB 9 2. INV. 886.80 .23 2 LF 12" RCP STORM SEWER 76 .2 3 (STR #12) RIM=891.75 SB M/ M MANHOLE A-6B E @ 0.2%, M 25 CYTBF / RIM = 891.10 INV=886.99 S / E E W N.E. INV. = 880.45 (12" CONC.) (STR #2) 888 MANHOLE A-7 EDGE OF WEEDS S.W. INV. = 880.40 (12" CONC.) RIM = 890.99 (TYPICAL) S S 4:1 E. INV. = 880.89 (12" CONC.) AeccDbCogoPoint (AeccLand110) W. INV. = 880.84 (12" CONC.) 892 MANHOLE A-7A 890 887 890 150 LF 12" RCP CB, 5'}, TA, T1F OL RIM = 891.52 (LOCKED) 887 S STORM SEWER RIM=891.75 AeccDbCogoPoint (AeccLand110) 889 @ 0.2%, 40 CYTBF INV. 886.66 CB, 4'}, TA, T1F OL CB, 4'}, TA, T1F OL 6x CENTERLINE OF SANITARY EASEMENT (STR #7) SITE BENCHMARK 2. 89 W PER PIPELINE AGREEMENT PER EDGE OF WEEDS (SEE NOTE NOTE -- 4) 4) RIM=892.00 SB / GS 7 RIM=892.00 DOCUMENT NO. 396959 (TYPICAL) SB / GS 8 W INV. 886.91 INV. 887.08 x 89 2 0. x891.25 10" CMP CULVERT (STR #8) (STR #9) MANHOLE A-8 50' TOP OF PIPE 889.67 RIM = 892.04 (LOCKED) INV = 888.81 15' AeccDbCogoPoint (AeccLand110) 10" CMP CULVERT W W TOP OF PIPE 889.29 SB / GS 10 S 114 LF 12" RCP STORM SEWER x 89 2 0. W W W W W @ 0.2%, 40 CYTBF W 8 x893.4 9 W W SB / WM 2 W 3 J: \040532. 1000' s\040532. 01017\W ater\Exhi bits\040532. 01017exh5_ Proposed Condi tion_ 2- 20- 19. dgn W CENTERLINE OF SANITARY SEWER W W W W EASEMENT PER DOCUMENT NO. 396959 W ASPHALT W SB / WW1 W PAVEMENT 1 5 W 3 4 2 6 894.66 T/RAIL AeccDbCogoPoint (AeccLand110) W W W 891 S APPROXIMATE 10" CULVERT W APPEARS TO BE CRUSHED 138 KV W CONTROL 186 LF 15" RCP ENCLOSURE 890 W B B W x893.4 STORM SEWER 892 x891.25 H3 W H2 W @ 0.3%, 0 CYTBF H1 X0 4 3. B/STM=886.74 89 SB / DK 5 W W x 24" FES W/ GRATE 1 T/SAN=880.11 4 3. 3 89 9 89 8 9 5 SY RIPRAP AND 890 EDGE OF WEEDS x 88 W FILTER FABRIC B/STM=886.94 (TYPICAL) S 0 89 INV. 886.88 T/SAN=881.55 MANHOLE A-6A (FES #8) RIM = 889.43 5 MANHOLE A-8A 2 6 N. INV. = 879.83 (12" CONC.) 1. 1. .0 F F F RIM = 893.23 S. INV. = 879.73 (12" CONC.) 9 9 2 N.W. INV. = 882.03 (12" IRON) 8 8 890 x x 9 W S.E. INV. = 882.08 (12" CONC.) 8 891 S. INV. = 882.78 (6" PVC) 891 x W B/STM=887.14 SB / GS9 891 T/SAN=881.71 B/STM=887.76 891 T/SAN=883.16 PROPOSED GATE 95 LF 24" RCP 48 LF 24" RCP STORM SEWER (TO BE DESIGNED S STORM SEWER BY OTHERS) @ 0.3%, 20 CYTBF 1 89 @ 0.3%, 30 CYTBF 5 CB, 5'}, TA, T1F OL .2 892 MH, 5'}, TA, T1F OL 2 SB / EJ 1 RIM = 896.94 RIM=891.28 9 N.W. INV. = 882.03 (12" CONC.) RIM=892.00 8 INV. 887.02 x .4 .6 .6 8 9 E. INV. = 882.74 (12" CONC.) INV=887.28 TOP OF 15" PIPE = 889.99 2 2 2 2 S. INV. = 882.79 (12" CONC.) (STR #14) 9 9 9 .0 (STR #13) S. INV. = 888.55 (15") 8 8 8 x SANITARY MANHOLE A-6 x x x +00 3' GRAVEL SHOULDER (PIPE IS BELOW SURFACE SEE NOTE - 9) 892 892 1 4: 891 CENTERLINE OF SANITARY SEWER S 890 891 EASEMENT PER DOCUMENT NO. 92002467 -- 45 LF 24" RCP STORM SEWER 200 889 3' GRAVEL SHOULDER 889 @ 0.3%, 10 CYTBF 890 -- 891 4: 1 4: 1 892 -- BUILDING 893 24" FES W/ GRATE 893 894 -- 5 SY RIPRAP AND 895 TECH. FILTER FABRIC REV DATE DESCRIPTION ENG. INV. 887.40 (FES #7) Commonwealth Edison Co. RELOCATED SANITARY SEWER 15" FES W/ GRATE (BY OTHERS) (TYP.) HMA PAVEMENT RELOCATED SANITARY SEWER 5 SY RIPRAP AND Chicago, Illinois 27 LF 15" RCP -2" HMA SURFACE COURSE, MIX "D", N50 (BY OTHERS) (TYP.) FILTER FABRIC STORM SEWER An Exelon Company -3" HMA BINDER COURSE, IL-19,0, N50 INV. 887.40 Transmission and Distribution Operations @ 1.5%, 0 CYTBF -12" AGGREGATE BASE COURSE, TYPE B (FES #6) 15" FES W/ GRATE (2% CROSS SLOPE) 892 5 SY RIPRAP AND CB, 4'}, TA, T1F CL AeccDbSurfaceTin (AeccLand110) A FILTER FABRIC INV. 888.40 RIM=891.95 INV=888.55 894 GRADING AND UTILITY PLAN - A 896 (FES #7A) 894 (STR #13A) 893 PROPOSED GRADING AND STORM SEWER 898 895 899 900 897 LAYOUT FOR SUBSTATION 893 RIM = 891.48 (BEEHIVE) DC XX TSS 83 GLIDDEN CB CB N. INV. = 889.58 (15" RCP) S. INV. = 889.73 (12" RCP) 895 SC E. INV. = 889.78 (10" RCP) 2/20/2019 SCALE DATE 2/20/2019 THIS MATERIAL IS THE PROPERTY OF COMED RIM = 894.12 1" = 40' AND CONTAINS CONFIDENTIAL INFORMATION E. INV. = 890.09 (8" RCP) DRAWN BY PM WHICH MUST NOT BE DUPLICATED, USED OR 893 W. INV. = 890.04 (10" RCP) DISCLOSED OTHER THAN AS EXPRESSLY ENG. BY DO AUTHORIZED BY COMED. MATCH LINE - SEE GRADING PLAN 02 83.1-21 EXH 8 7 6 5 4 3 2 1  12" 8'-0" 7' FENCE DETAIL - TSS 83 COMED 2-26-19