Planning & Zoning Commission
Regular MeetingDeKalb, IL · September 4, 2019
Minutes
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
September 4, 2019
The Planning and Zoning Commission held a Meeting on September 4, 2019, at the City
of DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. Chair Christina
Doe called the meeting to order at 6:07 PM.
A. ROLL CALL
Principal Planner Dan Olson 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. Principal Planner Dan Olson was present representing City staff.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Doe requested a motion to approve the September 4, 2019, agenda as
presented. Ms. Barbe motioned to approve the agenda as presented. Mr. Klein
seconded the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
Mr. Olson noted the August 7, 2019, minutes were not yet available.
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
None
E. NEW BUSINESS
1. Continued Public Hearing – Petition by Mobilitie, represented by Mark
O’Brien, for a special use permit for a 10-foot tall cell antenna to be located on
top of the building at 100 West Lincoln Highway (Walgreens).
Principal Planner Olson advised Commissioners the continued hearing for 100
West Lincoln Highway had been withdrawn by the applicant. He noted the
petitioner had discussions with Walgreen’s regarding a change in the location
of the antenna and they have not provided direction at this time. He said the
petitioner may re-apply in the future.
2. Public Hearing – Petition by Corral Dyn, LLC, represented by Marvin Keys,
requesting an amendment to the Annexation Agreement and amendment
represented by Ordinances 2016-007 and 2016-039 to remove the maximum
square footage allowed for "Professional Service Offices" in the ordinances and
Planning and Zoning Commission
September 4, 2019
Page 2 of 4
to add "armed services recruiting stations" to the list of uses allowed under
Professional Service Offices for 2061, 2112, 2115 and 2121 Sycamore Road.
Mr. Marvin Keys introduced himself to the Commission and advised he was
representing Corral Dyn, LLC. He provided background on the petition,
including historical information relating to the maximum square footage allowed
for non-retail uses in the development. He commented on the prior petition
which modified the restrictions to increase the amount of space that could be
devoted to non-retail uses to 53%. He noted this allowed for Aspen Dental and
ATI Physical Therapy to occupy their spaces. Mr. Keys provided information
regarding challenges faced by commercial strip centers today with the
reduction of potential retail clients and the increase of service-oriented users.
He advised the Commission that an armed services recruiting station has
indicated interest in the middle space in the north building (next to ATI). He
further commented on the petitioners’ request to remove the maximum square
footage allowed for “Professional Service Offices” to allow Corral Dyn, LLC to
market to more potential clients.
Principal Planner Olson went through the staff report dated August 30, 2019,
and commented on the history of the development in terms of annexation and
zoning for the two buildings located at 2016, 2112, 2115 and 2121 Sycamore
Road. He reviewed the provisions of Ordinance 2016-007, including the
professional service office limitation of no more than 33% of the total square
footage of both buildings. He mentioned this restriction was approved to
ensure the development of the property would generate sales tax income for
the City. Principal Planner Olson added the 33% professional service office
maximum square footage amount was fully utilized by the Aspen Dental facility
in the 2016 Sycamore Road building. He said Ordinance 2016-007 was later
amended by Ordinance 2016-039 and increased the maximum amount of
professional service office space from 33% to 53%, which accommodated the
addition of ATI Physical Therapy (2121 Sycamore Road).
Principal Planner Olson advised Commissioners there was 5,415 square feet
unoccupied in the northerly building and the petitioner is seeking to provide a
2,900 square foot tenant space for an armed services recruiting station (2115
Sycamore Road). He continued his comments by stating the petitioner had
been trying to market the space to retailers with no success. He further stated
staff was recommending approval to remove the maximum square footage
percentage for professional service offices requirement, so the petitioner
wouldn’t have to return at a later date for another amendment. Principal
Planner Olson provided an overview of the site location for the Commissioners
and commented on the benefit this amendment will provide for all retailers in
the area with the increased foot traffic.
Chair Doe opened up the hearing to public comment. There were no comments
from the public, so she turned to the Commission for any questions.
Planning and Zoning Commission
September 4, 2019
Page 3 of 4
Mr. Klein commented he was familiar with the property having represented the
prior owner and stated it was an improvement over what had initially been on
the site. He stated he was in favor of the petition as it will allow an empty tenant
space to be filled. He added he felt the recruiting station would not be a
disadvantage at the location.
Mr. Maxwell commented he supported the petitioner’s efforts in getting the
vacant space filled with the armed services facility and hoped they would find
someone else to fill the other empty space. He also acknowledged the
challenge of finding retail businesses in the current market.
Mr. Castro agreed the retail market landscape had changed dramatically, and
DeKalb was no exception. He touched on the City’s motivation with regard to
tax revenue and retail-versus-services, and said the City was not an exception
in trying to seek a different revenue model to account for the changes
happening in retail. He commented he had no problem with adding “Armed
Services Recruiting Stations” but wanted to make sure this use was not
explicitly excluded from what the zoning requirements currently contain.
Principal Planner Olson responded by advising the Ordinance stated
professional service uses were permitted and it gave some examples, but it
wasn’t clear if “Armed Services Recruiting Stations” was a similar enough use.
Chair Doe referred to Mr. Key’s earlier comments about a use such as hair
salons and asked if that service would be permitted. Principal Planner Olson
responded that was a good point and stated what services were listed in the
Ordinance but noted a hair salon was not listed. Discussion took place
between the Commission as to what other types of service uses could be
included. Chair Doe addressed Mr. Keys and asked if there were other service
uses he would like the Commission to consider. Mr. Keys said it would be
difficult to state exactly what other types of services should be considered but
agreed an expanded list of uses would be beneficial. Principal Planner Olson
stated there was language in the Unified Development Ordinance that could be
used and provided a suggestion to the motion language which would address
the issue.
Mr. Maxwell asked Mr. Keys if there were any specific types of businesses
which had approached his firm about leasing space at this location. Mr. Keys
responded by advising discussions had been held within the last six months
with businesses such as a hair cutting service and also a cell phone store who
also wanted to install an 80-foot antennae. Mr. Maxwell advised he was looking
for a suggestion from Mr. Keys as to any other ways to broaden the allowed
uses. Mr. Keys responded he felt the addition of other “service facilities” would
more than cover any potential tenants.
Planning and Zoning Commission
September 4, 2019
Page 4 of 4
Chair Doe gave the public one more opportunity to speak. There was none.
Chair Doe asked if the Commissioners had any more questions or comments.
Ms. Barbe requested clarification on the motion language. Principal Planner
Olson provided information on how to include “service facilities” into the motion.
Ms. Barbe made a motion that the Planning and Zoning Commission
recommend to the City Council approval of an amendment to the Annexation
Agreement and amendment represented by Ordinance 2016-007 and 2016-
039 to remove the maximum square footage allowed for “Professional Service
Offices” in the Ordinances and to add “armed services recruiting stations” and
“other service facilities” as stated in the UDO to the list of uses allowed under
Professional Service Offices for the property located at 2061, 2112 and 2115
and 2121 Sycamore Road. Motion was seconded by Mr. Castro.
A roll call vote was taken. Ms. Barbe – yes, Mr. Castro – yes, Mr. Klein – yes,
Mr. Maxwell – yes, Chair Doe – yes. Motion passed 5-0-2. Ms. Buckley and
Mr. Wright were absent.
F. REPORTS
Principal Planner Olson advised the next Planning and Zoning Commission
meeting would be Wednesday, September 18th, however no hearings had been
scheduled yet. He noted at the upcoming City Council meeting on September 9th,
the second reading for the Agora Tower (Mooney property) project will be up for
consideration. Principal Planner Olson informed members the updated Zoning and
Developments sheet (as of August 27, 2019) had been placed before them on the
dais. He then advised members that tonight’s meeting was Katarina Barbe’s last.
Principal Planner Olson thanked Ms. Barbe for her service to the Commission and
staff had appreciated her support. Chair Doe also provided her thanks and note
of appreciation for Ms. Barbe’s services to the Commission and wished her well in
the future.
G. ADJOURNMENT
Ms. Barbe motioned to adjourn, Mr. Maxwell seconded the motion, and the motion
was approved by unanimous voice vote. The meeting adjourned at 6:28 PM.
Respectfully Submitted,
Dan Olson, Principal Planner
Minutes were approved by the Planning and Zoning Commission on October 9, 2019.
Agenda
DeKalb Municipal Building
Council Chambers
200 S. Fourth St., 2nd Floor
DeKalb, IL 60115
AGENDA
Planning and Zoning Commission
September 4, 2019
6:00 PM
A. ROLL CALL
B. APPROVAL OF AGENDA (Additions or Deletions)
C. APPROVAL OF MINUTES
1. August 7, 2019
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
E. NEW BUSINESS
1. Continued Public Hearing – Petition by Mobilitie, represented by Mark
O’Brien, for a special use permit for a 10-foot tall cell antenna to be located on
top of the building at 100 West Lincoln Highway (Walgreens). WITHDRAWN
2. Public Hearing – Petition by Corral Dyn, LLC, represented by Marvin Keys,
requesting an amendment to the Annexation Agreement and amendment
represented by Ordinances 2016-007 and 2016-039 to remove the maximum
square footage allowed for "Professional Service Offices" in the ordinances and
to add "armed services recruiting stations" to the list of uses allowed under
Professional Service Offices for 2061, 2112, 2115 and 2121 Sycamore Road.
F. REPORTS
G. ADJOURNMENT
From: Mark O"Brien
To: Olson, Dan
Subject: Petition withdraw
Date: Thursday, August 29, 2019 11:03:16 AM
Attachments: image001.png
[NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT
CLICK on links or open attachments unless you are sure the content is safe.]
Dan,
We would like to formally withdraw our zoning petition for the antenna project at the Walgreens
located at 100 W. Lincoln Highway, DeKalb. We will reapply when we have more clarity around
design.
Thank you,
Mark O'Brien | Manager, Network Real Estate
mark.obrien@mobilitie.com
120 S. Riverside Pl. Ste 1800 | Chicago, IL 60606
773-724-1979 mobile
www.mobilitie.com
FOLLOW US ON
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
August 30, 2019
TO: DeKalb Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: Amendment to Ordinances 2016-007 and 2016-039 to remove the maximum square
footage allowed for “Professional Service Offices” in the Ordinances and to add
“armed services recruiting stations” to the list of uses allowed under Professional
Service Offices (2061, 2112, 2115 and 2121 Sycamore Road)
I. GENERAL INFORMATION
A. Purpose To allow an armed service recruiting station to
locate in the building located at
B. Location/Size 2061, 2112, 2115 and 2121 Sycamore Road/ 1.37
acres
C. Petitioner Corral Dyn, LLC represented by Marvin Keys
D. Existing Zoning PD-C, Planned Development Commercial
E. Existing Land Use Medical Offices (Aspen Dental and ATI Physical
Therapy)
F. Proposed Land Use Medical Offices and Armed Services Recruiting
Station
G. Surrounding Zoning and Land Use North: GC; commercial, apartments
South: PD-C & GC; commercial
East: PD-C; commercial
West: SFR2 & GC; nature trail, commercial
H. Comprehensive Plan Designation Commercial
II. BACKGROUND AND ANALYSIS
The applicant, Corral Dyn, LLC represented by Marvin Keys, is requesting approval of an
amendment to the annexation agreement and amendment represented by Ordinance 2016-007
and 2016-039 (Puri DeKalb Development) to remove the maximum square footage allowed for
“Professional Service Offices” in the Ordinances and to add “armed services recruiting stations”
to the list of uses allowed under Professional Service Offices. Ordinance 2016-007 was approved
on March 14, 2016 and annexed and rezoned 1.37 acres of property along Sycamore Road to the
PD-C Planned Development Commercial District. The Ordinance provided that retail uses,
restaurants and professional service offices (e.g. medical, legal, financial) would be allowed. The
Ordinance also had a provision that limited the square footage of professional service office uses
to no more than 33% of the total square footage of both buildings. The 33% restriction was
negotiated by the City to ensure the development on the property would generate sales tax
income for the City in exchange for approval of some exceptions to the UDO. The two
commercial buildings indicated on the plans were constructed following the approval in 2016.
The northerly building is 8,015 sq. ft. and the southerly building is 3,520 sq. ft. The southerly
building (2061 Sycamore Road) was fully occupied by Aspen Dental (formerly Delta Dental)
upon completion. The 33% maximum square footage for professional service office uses was
used up by the Aspen Dental occupancy.
On November 28, 2016 the City Council approved an amendment to Ordinance 2016-007 by
adopting Ordinance 2016-039 which increased the amount of square footage that could be
occupied by professional service office uses from 33% to 53%. The amendment was requested in
order to accommodate ATI Physical Therapy (2121 Sycamore Road), which wanted to move in
to an approximate 2,600 sq. ft. space in the northerly building. In exchange for the City’s
approval, the petitioner agreed to perform site improvements to another property they owned at
1700 Sycamore Road (NE corner of Sycamore Road and E. Dresser) including installing new
LED lighting, resurfacing and restriping of the parking lot and additional landscaping.
There is 5,415 sq. ft. remaining in the northerly building and the petitioner would like to have an
armed services recruiting office locate in a 2,933 sq. ft. tenant space in the building (2115
Sycamore Road). The basis for petitioner’s request is that despite owning and marketing the
property for retail uses since the construction of the buildings on the site three years ago, they
have been unable to secure retail users. The petitioner is requesting the amendments in order to
preserve the economic viability of the center and be allowed to remove the square footage
restriction on professional service office uses so they can bring in tenants that desire the location.
III. RECOMMENDATION
Staff would recommend approval of the proposed amendments, which will allow additional
commercial uses in the building and help bring more tenants and foot traffic to the area. The
subject site does share cross access with several other commercial uses including Advance Auto
Parts, Ellwood Steak and Fish House, AT&T, and American Mattress, so additional traffic in that
Page 2 of 3
area would be beneficial. A sample motion is provided below.
Sample Motion:
Based upon the submitted petition and testimony presented, I move that the Planning and Zoning
Commission recommend to the City Council approval an amendment to the Annexation
Agreement and amendment represented by Ordinance 2016-007 and 2016-039 to remove the
maximum square footage allowed for “Professional Service Offices” in the Ordinances and to add
“armed services recruiting stations” to the list of uses allowed under Professional Service Offices
for the property located at 2061, 2112 and 2115 and 2121 Sycamore Road.
Page 3 of 3
DeKalb SUBJECT PROPERTY
Imagery ©2019 Google, Map data ©2019 200 ft
EX. SAN M.H. #1
RIM= 879.65
N. INV=871.55
EX. CURB INLET TO BE
ADJUSTED AS REQUIRED HATCH LEGEND
E. INV=871.55 T/C=880.55
EX. SAN M.H. #4 W.=871.43 FIELD VERIFY END OF EX. 6" WATERMAIN.
RIM= 873.65 CONNECT PER CITY STANDARDS. IF NO TEE
N. INV=861.42 PROPOSED RETAINING WALL (TYP.) EXISTS CONTRACTOR SHALL INSTALL A TEE TO
S. INV=861.59 KEEP EX. HYDRANT & CONNECT TO THE EX. MAIN PROP. HMA PAVEMENT
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W. INV=862.77
PROP. 54 L.F 8" SAN. SERV.
S INV=871.27
86 L.F 6" SAN. SERV. W . = (8 ET N
S. INV=861.94
N. INV=861.81 PVC SDR-26 @ 1.0% PVC SDR-26 @ 1.0% W
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0+50 1+00 1+50 2+00 3
2+50 18 L.F. 4" D.I. CL 52 WATER SERVICE
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RIM=881.43
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20' SEWER EASEMENT EA 12
1 2 HANDICAP PAVEMENT MARKING (TYP.) /IN TOP SAN PIPE = 872.10
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& CONNECT TO 25 L.F. ENCASING PIPE ON SANITARY SERVICE TE 175 S.F. SIDEWALK TOP SAN PIPE = 872.26
EX. 8" SANITARY SEWER 78 L.F 6" SAN. SERV. 358 L.F. 6" D.I. CL 52 WATERMAIN NT 2
PVC SDR-26 @ 1.0% 45° BEND IO 12
M N BOTTOM STORM PIPE = 875.26
INV =+862.47 '' W
SE 44 L.F B6.24 CURB & GUTTER
5' D 3 BOTTOM SAN PIPE = 871.86
4' DIA. MH TYPE A PO TOP WATERMAIN = 870.36
CONCRETE W/ FLAT SLAB & TYPE 1 PR LIN
DUMPSTER O
PAD
FRAME & OPEN LID
16' (TYP.)
RIM= 878.55
E 4 TOP WATER SERVICE = 873.00
BOTTOM STORM PIPE = 874.63
89 L.F 12" R.C.P @ 0.50% RT M
NW. INV= 875.38 12" RCP 19' '' W
NE. INV= 875.38 12" RCP Y 12 SCALE 1" =
20'
5 TOP WATERMAIN = 873.00
SE. INV= 875.38 12" RCP PE BOTTOM STORM PIPE = 875.83
4' DIA. MH TYPE A
B6.18 CURB & GUTTER (TYP.) 24' W/ FLAT SLAB & TYPE 1 .P 0 10' 40' TOP WATERMAIN = 871.43
FRAME & OPEN LID RO 20' 6
BOTTOM STORM PIPE = 872.93
TH RIM= 878.74 '' W
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W INV=863.01
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CURB SPILLOUT 12
'' W FIELD VERIFY 12" WATERMAIN LOCATION 855 855
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REMOVE & REPLACE SIDEWALK AS NECESSARY SCALE:
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END 12" R.C.P. MULCH METHOD 2 & CLASS 1A SEEDING
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INV = 872.03 12 '
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EX. REC PATH
19 L.F. 12" RCP @ 0.30%
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874.03
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RIM = 879.00 12
INV = 872.00 PROPOSED PAVEMENT MARKINGS 0+00 0+50 1+00 1+50
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LIMITS OF REMOVAL 6" (815)-547-8435 FAX:(815)-544-0421
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2/22/16 Revised per client. APD
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AND GUTTER TYPICAL SECTION CONCRETE SIDEWALK 3/7/16 Revised per City (Letter dated 2-29-2016) JAB
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HMA PAVEMENT PC CONCRETE
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12 ' 18" LONG COATED SMOOTH 1.00% TYP. HOT MIX ASPHALT SURFACE 2.00% MAX. SLOPE Puri DeKalb Subdivision
DOWEL BAR PLACED AT COURSE, MIX C, N50, 1.5" Overall Utility Plan
EX. SAN M.H.#2 MID-DEPTH (TYPICAL)
RIM= 877.65 HOT MIX ASPHALT BINDER (IDOT Permit Log: L-14657)
N. INV=862.65 COURSE, N50, 1.5" 2" COMPACTED
EX. INLET SPECIAL CHECKED BY: KCB DRAWN BY: APD
Sheet
S. INV=862.55 RIM=878.15 '' W
12
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CURB AND GUTTER REMOVAL & REPLACEMENT DETAIL AGGREGATE BASE COURSE, TYPE B, 10" VARIES
AGGREGATE BASE
(INCIDENTAL TO SIDEWALK)
DATE: 12/14/15 DATE: 12/14/15
G:\FILES\DEKALB COUNTY\DEKALB\3708 DeKalb 3 of 14
Nelson\Current Project\3708 BASE.dwg
G:\FILES\DEKALB COUNTY\DEKALB\3708 DeKalb Nelson\Current Project\3708 BASE.dwg, 3/8/2016 2:50:45 PM, 1:1
E. The Petition is requesting an amendment to the Annexation Agreement and amendments
represented by Ordinances 2016-007 and 2016-039 to eliminate the restriction on the total square
footage of commercial space permitted to be devoted to Professional Service Offices and to add “armed
services recruiting stations” to the permitted uses under Professional Service Offices.
The maximum floor area for Professional Service Offices in Ordinance 2016-039 is 6,120. This represents
the total square footage of the buildings being occupied by Aspen Dental and ATI. Petitioner is requesting
that the restriction on total square footage of commercial space permitted to be devoted to Professional
Service Offices be eliminated.
F. The basis for Petitioner’s request is that despite owning and marketing the property for retail uses
since the construction of the buildings on the site three years ago, Petitioner has been unable to secure
the retail users. In order to preserve the economic viability of the center it is necessary that we increase
the Professional Service Office square footage to be able to bring in tenants.
Increasing the permitted square footage of Professional Service Offices:
(1) Would be in conformance with the City’s Comprehensive Plan.
(2) Will not impact any of the adjacent existing of future uses.
(3) Will not detrimentally impact adjacent property values.
(4) Will not detrimentally impact the general public’s health, safety or welfare.