Planning & Zoning Commission

DeKalb Municipal Building Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission April 3, 2019 6:00 PM A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. February 20, 2019 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – Petition by McDonalds represented by Joe Coconato of McDonald’s USA, LLC for approval of an amendment to Ordinance No. 00-28 to allow for the remodeling of the existing restaurant and to provide updates to the parking lot and drive through and approval of a variance to reduce the parking setback along the western property line for the subject site located at 805 West Lincoln Highway F. REPORTS G. ADJOURNMENT Planning and Zoning Commission February 20, 2019 Page 1 of 6 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION February 20, 2019 The Planning and Zoning Commission held a Meeting on February 20, 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, David Castro, Ron Klein, and Max Maxwell. Commissioners Vicki Buckley and Jerry Wright 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 February 20, 2019 agenda as presented. Ms. Barbe motioned to approve the agenda as presented. Mr. Castro seconded the motion, and the motion was approved by unanimous voice vote. C. APPROVAL OF MINUTES None D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) None E. NEW BUSINESS 1. Minor Subdivision Plat – Final Plat of Egyptian Theatre Subdivision – 135 North 2nd Street (City of DeKalb/Egyptian Theatre) Alex Nerad, Executive Director of the Egyptian Theatre, 135 North 2nd Street, stated the Egyptian Theatre has been looking to remodel for about ten years now. Mr. Nerad said the Theatre has been working on a design since preliminary funding was approved on December 18, 2018 by the City Council. He added they have been working with architects, local construction contractors, and engineers on the project. He said some neighbors of the Egyptian Theatre have brought concerns to him and they have sat down with them to try and resolve their Planning and Zoning Commission February 20, 2019 Page 2 of 6 concerns. He said they made changes to the architectural plans to adjust for the concerns brought forward and have met with the Egyptian Theatre Board for a month and a half. Mr. Nerad said as a result of these changes, they made considerable concessions and lost 200 square feet of storage, a public entrance, some women’s bathroom space, and have reduced the building down as much as they can. He stated he feels what is before the City now is the best plan. Mr. Nerad also talked about the big economic and cultural impact the Theatre has on the community, and they have spent years evaluating the best options and use of public and donor dollars. Lisa Sharp of Sharp Architects went over the architectural plans for the Theatre. She stated the property conveyance limits allows them to have fire access and an exit from the building. She added the City will be considering the conveyance of property to the Theatre next Monday at the City Council meeting. She said it is easier to consider the project as one building rather than two. She added they moved the building eleven feet east from where it was originally proposed. Ms. Sharp stated the full basement will be used for the two air handlers for the majority of the building, along with condensers for the air handlers, and the theatre will also have new heat. She said the heating system is on its last legs and she has designed it so it is within four inches of the wall. Ms. Sharp also stated that on the first floor, they are expanding to the south with two new women’s restrooms and a men’s restroom, with fourteen toilets in the women’s and sixteen in the men’s restroom. Ms. Sharp showed the impact on Palmer Court, and compared the existing alley versus the concept plan. She referred to the concept plan and indicated they will be planting trees to the west of the addition and the trash corral will be re- located. She added they will be re-paving the alley and will be excavating in order to put in storm and sewer lines. Ms. Sharp also said they will be planting four trees west of the addition and keeping four trees south of the addition. She stated they will be building two new smaller trash corrals noting there are currently six total dumpsters. She finally noted there will still be a loading space for deliveries. Ms. Sharp noted people have asked why they are proposing to expand into Palmer Court. She stated it is not going to be successful anywhere else, as the HVAC has to connect to the existing system, and it must go on the outside to the south of the building. She added this will allow them to connect the bathrooms into the foyer space and storage into the concession space. She said she would like the Commission to allow them to combine the two properties (existing Theatre property and area being conveyed from the City to the Theatre) subject to approval by the City Council. Principal Planner Dan Olson went through the staff report dated February 15, 2019. He stated the City Council had approved a preliminary development incentive agreement regarding the Egyptian Theatre and a proposed expansion Planning and Zoning Commission February 20, 2019 Page 3 of 6 and upgrades to the facility on December 18, 2018. He said the proposed expansion will be on the south end of the building in an area presently owned by the City in fee simple title, adjacent to and comprising a portion of Palmer Court. He said this area is not dedicated as a right of way. Mr. Olson mentioned as the property is within a TIF District, the City provided public notice of its intention to consider the conveyance of the property. Mr. Olson noted the Theatre was the only party that expressed interest in purchasing the property. He said that under the terms of the incentive agreement approved in December, the City would approve a final plat for the Egyptian Theatre Subdivision. Mr. Olson noted the Commission’s role is to review the final plat of subdivision and not the concept plan showing the expansion. He said the Commission was provided the concept plan to give them context in their review the plat. He indicated the plans have been reviewed by the City’s Fire and Police Departments, the various taxing districts, and they have all approved of the plat and the plan. Mr. Olson stated the City had received letters from two adjacent business owners objecting to the plan, but also received a letter signed by eight adjacent business owners indicating their support of the plan. Chair Doe opened the discussion to any public comment. Mary Wilson owner of the adjacent Hillside Restaurant stated she has owned the restaurant for 30 years. She said she supports the addition of air conditioning at the Theatre, but not the concept plan as proposed. She added she is concerned about the quality of life and the property values of the surrounding buildings with the proposed expansion. Ms. Wilson said the plans need to be worked on and communication with the adjacent business owners needs to improve. Larry Berke of 122 N. First St. (Royal Travel) stated he had a lot of concerns about the project. He said he supported the addition of air conditioning at the Theatre, however had different ideas on how it could be done. He said the air conditioning units could be hung on the side of the building. He expressed concern about the lack of communication about the project from the Egyptian Theatre. Mr. Berke also stated there is only twelve feet of width left after the expansion in Palmer Ct., leaving no room for the Fire Department to set up equipment for a fire. He stated he asked Mr. Nerad about the Theatre plans, and he responded that it was going to be two stories high and the A/C units would be size of a bus. Mr. Berke expressed concerns that millions of taxpayer’s money would be used to devalue surrounding properties. He said Mayor Smith apologized to him for the lack of communication, and the four to six months of construction in Palmer Ct. will reduce the value of the Hillside Restaurant and the surrounding properties. Mr. Klein asked Ms. Sharp for clarification regarding the narrowest point to the Hillside Restaurant and what would the patrons at Hillside be looking at through their window. Ms. Sharp stated the Fire Department had given their approval Planning and Zoning Commission February 20, 2019 Page 4 of 6 regarding the resulting width of the alley. She stated the area facing the patrons at Hillside would be facing something decorative with stucco and trimwork and some lighting. Mr. Klein asked Ms. Sharp if they could move the HVAC system. Ms. Sharp stated they cannot, as it has to be on the south side of the building. She said the Berkes wanted them to flatten it from nine to ten feet, and the HVAC would either have to be on the ground or on the roof and therefore the toilets would be back to their original number. Mr. Maxwell asked if there was an option to put it on the roof. Ms. Sharp stated they could do it, but they would have to find a way to get the duct work up there and there would be resulting noise issues in the Theatre. She noted putting it in the basement is the more expensive option. Ms. Barbe asked if the surrounding property would be devalued because of the addition and if the Theatre had looked into it. Mr. Nerad said they had a commercial realtor from the area look at the surrounding property values. He said there would be no negative impact on property values and there are no reports indicating the proposed improvements would have a negative impact on values. In fact, Mr. Nerad stated the expansion would likely raise property values in the downtown area as the Theatre would be open year-round. Mr. Berke asked why a study had not been conducted and stated the Egyptian Theatre had not been candid and honest with the surrounding property owners. Ms. Wilson stated restaurant patrons will be looking at storage and trucks coming through the area and this was not a healthy situation. Ms. Sharp stated the storage will not be in front of the dining windows of the restaurant and the Theatre is currently using the alley for receiving and deliveries. Mr. Nerad noted Coca-Cola and Gold Medal are the only ones who deliver, and they only do it twice a month. Chair Doe asked about the timeline of the expansion and the impact on neighbors. Mr. Nerad responded they plan to start construction in June or July, with construction taking place through the fall and will have the entire expansion done in December. He stated there would be a four-week period of time through the holidays in which they will be closed and they would demolish the existing parts of the buildings and be reopened in early January, 2020. He stated they have already been delayed a month by attempting to accommodate the neighbors, and the Theatre did not want to displace community partners who utilize the Theatre. Mr. Nerad indicated they planned to be open for summer 2020, but that further delays will push it to the summer of 2021. Chair Doe asked about Cornfest and conflicts with the construction at the Theatre. Mr. Nerad stated they have coordinated with Cornfest in the past and there should be no issues. Mr. Nerad noted the increase in toilets means a new sewer down Palmer Court. Mr. Nerad indicated the Kishwaukee Water Planning and Zoning Commission February 20, 2019 Page 5 of 6 Reclamation District wanted to be involved with this project to include infrastructure upgrades that would go along with the Palmer Court work. Mr. Castro asked for clarification regarding TIF regulations. Mr. Olson stated that TIF comes into play because the conveyance of property is based on the TIF agreement. Ms. Wilson asked for how long the alley would be torn up. Ms. Sharp stated they were not sure but if the alley needed to be closed, they will try to be as short as possible. Mr. Klein asked if the Hillside Restaurant’s value will go down and if there was another way of installing the A/C. He also stated he is not convinced the firetruck would be able to go through the alley. Mr. Nerad stated he was disappointed that Hillside is opposed to this and said he believed it would be beneficial for the restaurant. He pointed out the current alley is not a friendly looking area and believes this project will be beneficial for the town. Mr. Nerad said he was not sure how this will be negative on the Hillside Restaurant as this would not change sight lines and would still allow them to operate like they do now. He stated that after ten years of research, it is clear the more successful the Egyptian Theatre is, the more successful the surrounding restaurants will be. Mr. Berke stated the need for snow storage in Palmer Court decreases the size of the alley. Mr. Olson stated the role of the Commission is to review the final plat and not the plans for the Theatre expansion. Mr. Nerad stated that he specifically asked the Fire Department about the hook and ladder trucks, and stated the alley is not structurally built to hold the truck and they would not place the truck that close to the building. Chair Doe closed the public discussion. Mr. Castro made a motion to recommend to the City council approval of the Final Plat of Egyptian Theatre Subdivision prepared by Survey-Tech, dated 2-18-19 subject to all staff comments being addressed prior to recording of the Plat and subject to the conveyance being approved by the Council. Seconded by Mr. Maxwell. Mr. Maxwell discussed the conveyance of the property. Mr. Castro noted in the short-term, the neighbors will be affected negatively, and it is the responsibility of the City to keep it to a minimum. Mr. Klein stated he was not very enthused by the project but in the long-term it will be beneficial for Ms. Wilson’s business. Ms. Barbe stated she agreed about everything, and she was glad to have more bathrooms in the Egyptian Theatre. Chair Doe stated this was a positive opportunity as more events will be able to happen, will bring more people downtown and to the City. She said she understood there will be inconveniences during construction but there will be benefits after its completed. Planning and Zoning Commission February 20, 2019 Page 6 of 6 A roll call vote was taken. Ms. Barbe – yes, Mr. Castro – yes, Mr. Klein – yes, Mr. Maxwell – yes, Chair Doe – yes. Motion passes 5-0-2. Commissioners Buckley and Wright were absent. F. REPORTS Mr. Olson mentioned the next Planning and Zoning Commission meeting will be Wednesday, March 6th, and there are no public hearings scheduled at this time. Chair Doe stated this was the last Planning and Zoning Commission meeting for Community Development Director Jo Ellen Charlton, and stated she wishes her the best. Ms. Barbe, Mr. Maxwell, and Mr. Klein agreed and also thanked Ms. Charlton. Ms. Charlton thanked the Commission for their support and stated it had been a pleasure to work with them. She added she hopes that wherever she ends up there will be people like this Commission who care about the work they do. G. ADJOURNMENT Mr. Klein motioned to adjourn, Mr. Maxwell seconded the motion, and the motion was approved by unanimous voice vote. The meeting adjourned at 7:08 pm. Respectfully Submitted, Christine Wang, Recording Secretary Minutes were approved by the Planning and Zoning Commission on April 3, 2019.  COMMUNITY DEVELOPMENT DEPARTMENT STAFF REPORT March 29, 2018 TO: DeKalb Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: Approval of an amendment to Ordinance No. 00-28 to allow for the remodeling of the existing restaurant and provide updates to the parking lot and drive thru; variance to reduce the parking setback along the western property line (805 West Lincoln Highway – McDonalds) I. GENERAL INFORMATION A. Purpose Allow for the remodeling of the existing McDonalds restaurant and provide updates to the parking lot and drive thru and to allow a variance to reduce a parking setback B. Location/Size 805 W. Lincoln Highway/1.3 acres C. Petitioner Joe Coconato of McDonald’s USA, LLC D. Existing Zoning “GC” General Commercial District E. Existing Land Use McDonald’s Restaurant F. Proposed Land Use McDonald’s Restaurant with improvements G. Surrounding Zoning and Land Use North: NIU; NIU facilities South: LC and PD-C; various commercial uses, police station East: GC and MFR1; restaurant and apartments West: GC; various commercial uses H. Comprehensive Plan Designation Commercial II. BACKGROUND AND ANALYSIS The applicant is proposing to amend Ordinance No. 00-28 to allow for the remodeling of the existing McDonalds restaurant at 805 W. Lincoln Highway and provide updates to the parking lot and drive through. A variance to reduce the five-foot parking setback along the western property line to 1.2 feet is also requested. On May 8, 2000, the City Council approved Ordinance 00-28 which granted a special use permit for a new McDonald’s Restaurant with a drive-through facility on the subject property. The previous McDonalds on the site was demolished to make way for the new restaurant. Ordinance 00-28 approved specific details regarding the site plan for the restaurant including building colors and materials. The proposed changes to the restaurant and site are not consistent with the requirements in the Ordinance from 2000 so an amendment is required. Proposed improvements include updating the facade by eliminating the mansard roof and extending the parapet wall up to create a flat roof and updated materials and signage. Site work will consist of ADA compliance items such as repairing/replacing sidewalks, walkways, ramps, adding parking stalls along the west property line and to add two drive-thru lanes at the menu board. A fire hydrant in the middle of the sidewalk along W. Lincoln Highway will be re-located. Minor work inside the restaurant is also proposed. Currently along the west side of the site, there are three handicap parking spaces and one parking space along the west property line reserved for customers who are waiting for their order to be brought to their vehicle. Customers also have the option of pulling forward in the drive-through lane or to wait in the drive-aisle directly south of the building. The revised plans show the addition of two more spaces along the west property line for customers waiting for their orders. The existing parking spaces are 1.2 feet from west property line and the proposed spaces will be in- line with the existing ones and therefore a variance is needed. A second drive-through lane and menu board will be added to the north of the building to allow for more efficient customer service and will be is consistent with the drive-throughs of other updated McDonald’s locations including the one at 545 E. Lincoln Highway. According to information provided by the applicant, the restaurant will be open 24 hours a day, with the lobby closing at around midnight. The number of employees on the maximum shift will be 15 and the capacity of the facility will be 100 occupants. There are currently 78 parking spaces on-site and with the proposed modifications, there will be 71 spaces. Per the regulations in the UDO, there are 51 required parking spaces. A new landscape island will be added to the north of the new drive-through lane and landscaping will also be added to the yard along E. Lincoln Highway. The proposed work will also include re-locating an existing fire hydrant that is in the middle of the sidewalk along E. Lincoln Highway to an area on the southwestern portion of the site. A watermain easement is proposed over the area where the hydrant will be re-located to. Included with the recommendation and conditions is a requirement for the applicant to provide a Page 2 of 7 donation of $5,000 to the City for the purpose of paying a portion of the cost of future decorative lighting within the Lincoln Highway right-of-way. This requirement is consistent with the approval of the Casey’s along E. Lincoln Highway and for the Sonic Restaurant and Pizza Hut along W. Lincoln Highway. Also included is a condition that the applicant consent to the establishment of a backup Special Service Area (SSA), which is consistent with several past development projects. III. STANDARDS OF FINDING OF FACT FOR VARIATIONS The applicant is requesting a variance to reduce the parking setback along the western property line from 5 feet to 1.2 feet. The request has been reviewed using the criteria regarding variances stated in Article 18, Section 18.03.03 of the UDO, titled “Findings of Fact,” as follows: 1. The property in question cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations of that district. The existing four parking stalls along the west property line are setback 1.2 feet and the proposed new stalls will be setback the same distance from the property line as the existing ones. Installing the new parking spaces at the five-foot minimum setback from the west property line would push the spaces into the drive-aisle. The subject property is narrow at the front next to E. Lincoln Highway and does not have adequate width for new parking spaces to meet the five-foot minimum setback. The new parking stalls are a necessity and the strict enforcement of the parking setbacks requirements along the west property line on this narrow lot would impede the operations of the restaurant. 2. The extraordinary or exceptional conditions of the property, requiring the request for the variance, were not caused by the applicant. The subject sites dimensions have been in place for decades and has contained a McDonald’s Restaurant. The existing conditions are not a result of the applicant, rather due to the characteristics of the lot and the past use of the property as a fast food restaurant with drive-through. 3. The proposed variance will alleviate a peculiar, exceptional, or undue hardship, as distinguished from a mere inconvenience or pecuniary hardship. The subject property is narrow in front adjacent to E. Lincoln Highway and wider in the rear of the property. The previous approved restaurant layout from 2000 did not allow for the parking setbacks along the west property line to meet the minimum five-foot setback. The current restaurant with four parking spaces at 1.2 feet from the west property line has functioned in a manner that has not been detrimental to the public health and safety. Being required to comply with the UDO would prevent the applicant from using the existing drive-aisle to the west of the building in a safe and efficient manner. Page 3 of 7 4. The denial of the proposed variance will deprive the applicant of the use of his/her property in a manner equivalent to the use permitted to be made by the owners of property in the immediate area. There are several other fast food restaurants with drive–trough’s along W. Lincoln Highway. The Sonic Restaurant at 1115 W. Lincoln Highway received a variance in 2017 to reduce their number of required parking spaces based upon the size and shape of their lot. Denial of the request for a parking setback reduction for McDonalds would affect the operations of the restaurant and make the one-way aisle along the west side of the building unsafe and not efficient. 5. The proposed variance will result in a structure that is appropriate to and compatible with the character and scale of structures in the area in which the variance is being requested. The proposed variance relates to parking setbacks and will not affect the existing building on the subject property. IV. CITIZEN RESPONSE/COMMENTS We receive one Citizen Response Form which was from James Mason. He is a nearby property owner and indicated his support for the request. V. CONCLUSIONS AND RECOMMENDATIONS Approval of the amendment to the special use permit and variance will allow for the remodeling of an existing McDonalds restaurant and provide updates to the parking lot and drive through which will be ADA compliant. Two separate actions are required by the Planning and Zoning Commission, a recommendation to the City Council regarding the amendment to Ordinance No. 00-28 to allow for the remodeling of the restaurant and site improvements and approval of a variance to allow the reduction in the setback for the parking spaces. Two sample motions are provided below for the Commission’s consideration. Sample motion for amendment to Ordinance No. 00-28 to allow for the remodeling of the existing restaurant and provide updates to the parking lot and drive thru Based upon the submitted petition and testimony presented, I move that the Planning and Zoning Commission recommend to the City Council approval of an amendment to Ordinance No. 00-28 to allow for the remodeling of the existing restaurant and provide updates to the parking lot and drive through on the subject site located at 805 W. Lincoln Highway per the plans listed on Exhibit A and per the conditions listed on Exhibit B. Page 4 of 7 Sample Variation Motion: Based on the submitted petition, testimony presented and findings of fact, I move that the Planning and Zoning Commission approve a variation to reduce the parking setback along the west property line from 5 feet to 1.2 feet as shown on the Geometric Plan (Sheet C-2) dated 1-18-19 prepared by Watermark Engineering Resources, LTD. Page 5 of 7  Exhibit A Approved Plans: • Geometric Plan (Sheet C-2), Grading and Utility Plan (Sheet C-3) and Landscape Plan (Sheet L-1) dated 1-18-19 prepared by Watermark Engineering Resources, LTD. • Construction Plan, Notes and Details (Sheet A1.0) dated 1-14-19 prepared by Lingle Design Group, LLC. • Exterior Elevations (Sheets A2.0 and A2.1) dated 1-14-19 prepared by Lingle Design Group, LLC. • Wall Signage Exhibit dated 1-28-19 prepared by Watermark Engineering Resources, LTD. Page 6 of 7  Exhibit B 1. A watermain easement as shown on the Geometric Plan (Sheet C-2) dated 1-18-19 prepared by Watermark Engineering Resources, LTD. shall be approved prior to the construction of the relocated fire hydrant. 2. Extend the pedestrian striping (east of the drive-through lane) all the way north to the edge of the parking area so the delineation extends completely through the area where drive- through lane movements take place. 3. Within one year after approval of the amendment to the special use permit by the City Council, the applicant shall donate the sum of $5,000 to the City for the purpose of paying a portion of the cost of future decorative lighting within the W. Lincoln Highway Right of Way. 4. The applicant shall consent to the establishment of a backup Special Service Area on terms and conditions acceptable to the City. Page 7 of 7  GENERAL NOTES KEY NOTES LEGEND Lingle Design Group inc 1860 W. Evans Ave. www.lingledesign.com 158 West Main Street TAG DESCRIPTION Lena, IL 61048 Englewood, CO 80110 815.369.9155 303.974.5873 · · · 2 2 INTERIOR PARTITION 3 PARTIAL HT. PARTITION DETAIL 3 A1.0 3/4" = 1'-0" A1.0 3/4" = 1'-0" A5.1 1 A2.0 2 2 © 1 1 2 2 A5.0 A4.0 3 12 1 3A 6A 4 4 VESTIBULE 115 WOMEN'S 6A RESTROOM 2 102 1 DINING AREA 101 10 ISSUED DATE: 12/20/18 6 4 McDonald's FREEZER 5 111 DRY 805 WEST LINCOLN HIGHWAY 5 STORAGE 8 117 USA, LLC 7 A1 1 5 A4.2 5 2 STORAGE A5.1 6 2 117 2 A2.1 A2.0 CUSTOMER DEKALB, IL 60115 5 SERVICE 4 100 1 1 4 7 8 MEN'S COOLER RESTROOM 110 103 5 D1 MANAGER'S 2 AREA 8 108 5 3 DESCRIPTION: 4 SUPPORT BRAND REVIEW 9 116 KITCHEN PERMIT SET 5 105 RG: RESTROOM CHANGE 5 1 3 A5.1 SCOPE CHANGES A4.2 CREW 2 DATE: 06/21/18 ROOM REVISIONS: 1 10/22/18 109 ORDER A5.2 12/20/18 01/14/19 107 PRESENTER VESTIBULE 106 # 1 2 4 6 113 5 5 1 STATE ID: 012-0018 4 NATIONAL #: 60115 PROJECT NUMBER: 18-069 DRAWN BY: MZ 2 CHECKED BY: RG 2 A5.0 SHEET TITLE: CONSTRUCTION 2 PLAN, NOTES A5.2 & DETAILS SHEET NUMBER: 1 A2.1 1 A1.0 FLOOR PLAN 1/4" = 1'-0" A1.0  Lingle Design Group inc 1860 W. Evans Ave. www.lingledesign.com 158 West Main Street Lena, IL 61048 Englewood, CO 80110 2 815.369.9155 303.974.5873 T/ ARCADE T/ ARCADE ELEV. = + 18'-5 1/2" ELEV. = + 18'-5 1/2" T/ PARAPET T/ PARAPET ELEV. = + 17'-1 1/2" ELEV. = + 17'-1 1/2" B/ METAL PANEL ELEV. = + 14'-10 3/4" B/ TRELLIS ELEV. = + 10'-11" B/ DRIVE-THRU TRELLIS (UNDERSCORE) B/ TRELLIS ELEV. = + 10'-8" ELEV. = + 9'-4" T/ WINDOW T/ WINDOW ELEV. = + 9'-0" ELEV. = + 9'-0" T/ WINDOW SILL T/ WINDOW SILL ELEV. = + 2'-1" ELEV. = + 2'-1" T/ SLAB T/ SLAB ELEV. = 0'-0" ELEV. = 0'-0" 2 SOUTH ELEVATION © A2.0 1/4" = 1'-0" ISSUED DATE: 12/20/18 T/ ARCADE ELEV. = + 18'-5 1/2" McDonald's T/ PARAPET T/ PARAPET ELEV. = + 17'-1 1/2" ELEV. = + 17'-1 1/2" 805 WEST LINCOLN HIGHWAY B/ METAL PANEL ELEV. = + 14'-10 3/4" USA, LLC Welcome B/ TRELLIS B/ TRELLIS DEKALB, IL 60115 ELEV. = + 9'-4" ELEV. = + 9'-4" B/ ENTRY TRELLIS T/ WINDOW (UNDERSCORE) ELEV. = + 9'-0" ELEV. = + 9'-1" T/ WINDOW SILL ELEV. = + 2'-1" T/ SLAB T/ SLAB ELEV. = 0'-0" ELEV. = 0'-0" 1 EAST ELEVATION DESCRIPTION: A2.0 1/4" = 1'-0" BRAND REVIEW PERMIT SET ELEVATION KEY NOTES: RG: RESTROOM CHANGE 2 COLOR SCHEME: 'CRAFTSMEN' SCHEME SCOPE CHANGES DATE: 06/21/18 REVISIONS: 10/22/18 12/20/18 01/14/19 # 1 2 STATE ID: 012-0018 NATIONAL #: 60115 PROJECT NUMBER: 18-069 DRAWN BY: MZ CHECKED BY: RG SHEET TITLE: EXTERIOR ELEVATIONS SHEET NUMBER: A2.0  Lingle Design Group inc 1860 W. Evans Ave. www.lingledesign.com 158 West Main Street Lena, IL 61048 Englewood, CO 80110 2 815.369.9155 303.974.5873 T/ ARCADE ELEV. = + 18'-5 1/2" T/ PARAPET T/ PARAPET ELEV. = + 17'-1 1/2" ELEV. = + 17'-1 1/2" B/ METAL PANEL B/ METAL PANEL ELEV. = + 14'-10 3/4" ELEV. = + 14'-10 3/4" B/ TRELLIS ELEV. = + 10'-11" B/ DRIVE-THRU TRELLIS B/ TRELLIS (UNDERSCORE) ELEV. = + 9'-4" ELEV. = + 10'-8" T/ SLAB T/ SLAB ELEV. = 0'-0" ELEV. = 0'-0" 2 NORTH ELEVATION © A2.1 1/4" = 1'-0" ISSUED DATE: 12/20/18 T/ ARCADE ELEV. = + 18'-5 1/2" McDonald's T/ PARAPET T/ PARAPET ELEV. = + 17'-1 1/2" ELEV. = + 17'-1 1/2" 805 WEST LINCOLN HIGHWAY B/ METAL PANEL B/ METAL PANEL ELEV. = + 14'-10 3/4" ELEV. = + 14'-10 3/4" USA, LLC B/ TRELLIS B/ TRELLIS ELEV. = + 10'-11" ELEV. = + 10'-11" B/ DRIVE-THRU TRELLIS B/ DRIVE-THRU TRELLIS (UNDERSCORE) (UNDERSCORE) DEKALB, IL 60115 ELEV. = + 10'-8" ELEV. = + 10'-8" T/ WINDOW ELEV. = + 9'-0" T/ WINDOW SILL ELEV. = + 2'-1" T/ SLAB T/ SLAB ELEV. = 0'-0" ELEV. = 0'-0" 1 WEST ELEVATION DESCRIPTION: A2.1 1/4" = 1'-0" BRAND REVIEW PERMIT SET ELEVATION KEY NOTES: RG: RESTROOM CHANGE 2 COLOR SCHEME: 'CRAFTSMEN' SCHEME SCOPE CHANGES DATE: 06/21/18 REVISIONS: 10/22/18 12/20/18 01/14/19 # 1 2 STATE ID: 012-0018 NATIONAL #: 60115 PROJECT NUMBER: 18-069 DRAWN BY: MZ CHECKED BY: RG SHEET TITLE: EXTERIOR ELEVATIONS SHEET NUMBER: A2.1  SPECIAL USE PERMIT PETITION TO: City Council, City Clerk, and Mayor of the City of DeKalb, Illinois FROM: Petitioner Name(s): Joe Coconato Telephone: 630-649-8330 Petitioner’s Representative: Dan Olson (Watermark Engineering) Cell: Mailing Address: 711 Jorie Blvd Email: joe.coconato@us.mcd.com Oak Brook, IL 60523 Property Owner: McDonald’s USA, LLC Telephone: 630-649-8330 Mailing Address: 711 Jorie Blvd Cell: Oak Brook, IL 60523 Email: joe.coconato@us.mcd.com 1. The petitioner hereby petitions the City of DeKalb to approve a Special Use Permit for the following property: A. Legal Description and Parcel Number(s) – If necessary, attach the full legal description on a separate piece of paper: LOT 1 IN McDONALD'S OF DEKALB SUBDIVISION OF PART OF LOT 19 OF JOSEPH F. GLIDDEN'S SUBDIVISION OF THAT PART OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 30, 1976 AS DOCUMENT NO. 397034, IN DEKALB COUNTY, ILLINOIS. B. Street Address or Common Location: 805 Lincoln Highway C. Size (square feet or acres): 58,149.4 SF D. Existing Zoning District: GC E. Proposed Special Use: Update to existing drive through. F. Proposed Use and Description: On a separate piece of paper, describe the proposed use’s characteristics such as operating hours, number of employees, capacity of facility, etc. Also, indicate whether or not the proposed use would: a) be in conformance with City’s Comprehensive Plan and how the proposed use may; b) impact adjacent existing and future land uses; c) impact adjacent property values; d) impact the general public’s health, safety, and welfare; and e) in conformance with all elements of the “UDO,” Unified Development Ordinance. Updated: March 2017  SPECIAL USE PERMIT PETITION Page 2 of 3 2. The petitioner hereby submits the following information: ✔ Vicinity map of the area proposed for the special use ✔ List of current owner and mailing addresses of all property within 250 feet (exclusive of right-of-way) of the property proposed to be rezoned ✔ Petition fee ($500.00) ✔ 6 full size copies and an electronic copy on a disk of a site plan, which must show the following items: ✔ Property dimensions ✔ Location and use of proposed structure ✔ Number and location of parking spaces and loading area ✔ Location and type of landscaping (including existing trees 6” in diameter or greater and existing tree masses ✔ Location, type, and height of fencing or walls ✔ Location and width of driveways and curb cuts; internal traffic patterns ✔ Floor area (square footage) ✔ Location of exterior lighting ✔ Location, type, and height of signage ✔ Direction of storm water flow, location of detention area (Note to Petitioner: A site plan for a special use permit is intended to be a schematic plan only. All plans must eventually conform to other City standards prior to the issuance of any building permits or other permits.) 3. The petitioner hereby states that a pre-application conference ✔ *was was not held with City staff prior to the submittal of this petition. *Date of pre-application conference: January 11, 2019 Those in attendance: Dan Olson (Watermark Engineering), Dan Olson, Zac Gill, Jo Ellen Charlton *(Note to Petitioner: A pre-application conference with staff is highly encouraged to avoid delays and help in the timely processing of this petition.) 4. The petitioner hereby agrees that this petition will be placed on the Planning and Zoning Commission’s agenda only if it is completed in full and submitted in advance of established deadlines. 5. The petitioner has read and completed all of the above information and affirms that it is true and correct. Updated: March 2017 February 6, 2019 Dan Olson, Principal Planner Community Development Department 200 South Fourth Street DeKalb, IL 60115 RE: Special Use Permit Petition McDonald’s - DeKalb, IL 805 Lincoln Highway Mr. Olson, The below information is in response to Section F of the Special Use Permit Petition: McDonald’s is proposing to remodel the existing restaurant and provide updates to the parking lot and drive thru areas. The hours of operation will be 24 hours, with the lobby closing around midnight; the number of employees will be approximately 60; and the capacity of the facility will be 100 occupants. To the best of the petitioner’s knowledge the proposed redevelopment: a) Will be in conformance with the City’s Comprehensive Plan. b) Will not impact the adjacent existing and future land uses. c) Will not impact adjacent property values. d) Will not impact the general public’s health, safety, and welfare. e) Will be in conformance with the UDO with the exception of a parking setback variance which is being requested in conjunction with this petition. Sincerely, Dan Olson Planning Resources Manager 2631 Ginger Woods Parkway | Suite 100 | Aurora, IL 60502 phone 630-375-1800 | fax 630-236-9800 | watermark-engineering.com  VARIANCE REQUEST TO: Planning and Zoning Commission, City of DeKalb, Illinois FROM: Petitioner Name(s) Joe Coconato Telephone 630-649-8330 Cell Mailing Address 711 Jorie Blvd City Oak Brook State IL ZIP 60523 Email joe.coconato@us.mcd.com Property Owner Name(s) McDonald's USA, LLC Telephone 630-649-8330 Cell Mailing Address 711 Jorie Blvd City Oak Brook State IL ZIP 60523 Email joe.coconato@us.mcd.com A. The petitioner hereby petitions the Planning and Zoning Commission to approve a Variance Request for the following property: 1. Common Address of Property 805 Lincoln Highway, DeKalb, IL 2. Parcel Identification Number (PIN) 3. Legal Description – attach additional page(s) if necessary LOT 1 IN McDONALD'S OF DEKALB SUBDIVISION OF PART OF LOT 19 OF JOSEPH F. GLIDDEN'S SUBDIVISION OF THAT PART OF THE NORTHWEST QUARTER OF SECTION 22, TOWNSHIP 40 NORTH, RANGE 4 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 30, 1976 AS DOCUMENT NO. 397034, IN DEKALB COUNTY, ILLINOIS. B. Current Zoning District GC Current Use Fast Food Restaurant C. Property Features Lot Size 58,149.4 SF # of Dwelling Units 0 Main Building Size 4,746 Accessory Building Size N/A Off-Street Parking? Yes / No (Existing parking) Set-backs 9.5' Front ___________ 0' Rear ___________ 0' Side ___________ 4.7' Side ___________ D. From what portion of the Unified Development Ordinance are you requesting a variance? Article 12 Section 5 Paragraph a  VARIANCE REQUEST Page 2 of 3 E. The petitioner hereby submits the following:  Variance Fee ($500.00)  Plat of Survey of the property showing lot lines, location of existing buildings, structures, and other improvements, and a scale drawing of the proposed addition(s) or change(s) requiring the variance  Documentation attached on additional page(s) that supplies the following: 1. Explain the nature of the variance requested and attach a scale drawing of the survey of the property showing lot lines, location of existing buildings, structures and other improvements, and showing the proposed addition or change requiring the variance. 2. Describe in detail how the strict application of the terms of the ordinance relating to the request for a variance imposes practical difficulties or particular hardship while not serving merely as a convenience to the application as required in #3 & #4. 3. Demonstrate the request for a variance will be in harmony with the general purpose and intent of the ordinance by clarifying the request will NOT: a. Impair an adequate supply of light and air to adjacent property, b. Unreasonably increase congestion upon public streets, c. Increase the danger of fire or endanger public safety, d. Unreasonably diminish or impair established property values within the surrounding area, e. In any other respect impair the public health, safety, comfort, morals, or welfare of the inhabitants of the City of DeKalb. 4. Demonstrate that denial of the request for a variance will: a. Prevent the property in question from yielding a reasonable return if only permitted to be used under the conditions allowed by ordinance, b. Prove the exceptional conditions were not caused by the applicant, c. Prove the proposed variance will deprive the applicant the use of the property in a manner equivalent to the use permitted to be made by owners of property in the area, d. Result in a structure that is appropriate to and compatible with the character and scale of structures in the area. *The petitioner hereby states that a pre-application conference ( was / was not) held with City staff prior to the submittal of this petition Date of meeting January 11, 2019 Those in attendance Dan Olson (Watermark Engineering), Dan Olson, Zac Gill, Jo Ellen Charlton *Note to Petitioner: A pre-application conference with staff is highly encouraged to avoid delays and help in the timely processing of this petition. Updated: May 2017 February 6, 2019 Dan Olson Principal Planner Community Development Department 200 South Fourth Street DeKalb, IL 60115 RE: Variance Request Application McDonald’s - DeKalb, IL 805 Lincoln Highway Mr. Olson, The below information is in response to Section E of the Variance Request Application: 1) We are requesting a variance from the required 5’ side yard parking setback (UDO Sec. 12.03-5-a). The proposed side yard parking setback will be 1.2’ along the western property line. The parking stalls being proposed are in line with the existing stalls which currently have a side yard setback of 1.2’. 2) The strict application of the 5’ side yard parking setback would diminish McDonald’s ability to serve its customers who require a parking stall while they wait for their mobile or drive thru order to be brought to their vehicle. 3) The proposed side yard parking setback of 1.2’ already exists on site and has not proven to be problematic or in conflict with the intent of the ordinance. Accordingly, the proposed variance request will not: • Impair an adequate supply of light and air to adjacent property, • Unreasonably increase congestion upon public streets, • Increase the danger of fire or endanger public safety, • Unreasonably diminish or impair established property values within the surrounding area, • In any other respect impair the public health, safety, comfort, morals, or welfare of the inhabitants of the City of DeKalb. 2631 Ginger Woods Parkway | Suite 100 | Aurora, IL 60502 phone 630-375-1800 | fax 630-236-9800 | watermark-engineering.com  4) The denial of the request for a variance will: • Prevent the property in question from yielding a reasonable return if only permitted to be used under the conditions allowed by ordinance because the existing conditions would preclude the proposed parking stall from being added. This parking stall is an operational necessity. • Prove the exceptional conditions were not caused by the applicant, because these conditions are inherited with the existing layout and site constraints. • Deprive the applicant the use of the property in a manner equivalent to the use permitted to be made by owners of property in the area because the operationally necessary proposed parking stall could not be added. • Result in a structure that is appropriate to and compatible with the character and scale of structures in the area. This bullet point is N/A as the requested variance is not related to a structure. Sincerely, Dan Olson Planning Resources Manager 2631 Ginger Woods Parkway | Suite 100 | Aurora, IL 60502 phone 630-375-1800 | fax 630-236-9800 | watermark-engineering.com 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, April 3, 2019 at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petitions by McDonalds represented by Joe Coconato of McDonald’s USA, LLC for approval of an amendment to Ordinance No. 00-28 entitled “Approving a Special Use Permit For McDonalds Corporation for a Drive Through Facility on Property Zoned “GC” General Commercial at 805 West Lincoln Highway” to allow for the remodeling of the existing restaurant and provide updates to the parking lot and drive thru. A variance to reduce the parking setback along the western property line is also requested for subject site. The site is located at 805 W. Lincoln Highway, DeKalb, IL and has a Parcel Identification Number (PIN) of 08-22-151-020. 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 27, 2019. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings. Christina Doe, Chair DeKalb Planning and Zoning Commission McDonalds - LN