Planning & Zoning Commission
Regular MeetingDeKalb, IL · March 4, 2020
Minutes
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
March 4, 2020
The Planning and Zoning Commission held a Meeting on March 4, 2020, at the City of
DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. Vice Chair Christina
Doe called the meeting to order at 6:00 PM.
A. ROLL CALL
Recording Secretary Aaron Walker called the roll. Planning and Zoning
Commission members present were: Christina Doe, Steve Becker, Ron Klein,
Jerry Wright, and Trixy O’Flaherty. Chair Max Maxwell and Commissioner Vicki
Buckley were absent. Principal Planner Dan Olson and City Attorney Matthew
Rose were present representing the City.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Vice Chair Doe requested a motion to approve the March 4, 2020, agenda as
presented. Mr. Klein motioned to approve the agenda as presented. Mr. Wright
seconded the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
1. February 19, 2020 – Vice Chair Doe requested a motion to approve the
February 19, 2020 minutes as presented. Mr. Wright motioned to approve the
minutes as presented. Ms. O’Flaherty seconded the motion, and the motion
was approved by unanimous voice vote.
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
Bessie Chronopoulos, of 423 Gayle Ave, thanked the Commission for their hard
work and welcomed Ms. O’Flaherty to the Commission. She stated the
Commission should meet on a more frequent basis to review the comprehensive
plan, to conduct training sessions, and to review the City Code. She stated the
Commission has the greatest impact on the community, second to the City Council.
E. NEW BUSINESS
1. Public Hearing – Petition by J&S Tri-State Recovery and Towing for approval
of a special use permit for a vehicle tow facility and storage yard to be located
at 110 Industrial Dr.
Adrian Roscelli, of 1516 Hulmes Dr, and Andrew Bjornson, of 114 Laurel St in
Batavia, were present representing J&S Tri-State Recovery and Towing.
Mr. Roscelli stated they were looking to open a new towing facility and start
relocations and towing for the DeKalb Police and County Sheriff’s Department
at 110 Industrial Dr. Mr. Roscelli advised the new site plan includes new
signage and striping for the parking lot and the installation of a 10-foot high
privacy fence.
Principal Planner Dan Olson went through the staff report dated February 28,
2020. He stated J&S Recovery and Towing is proposing to establish a vehicle
tow facility and storage yard at 110 Industrial Dr. He advised the zoning is “HI”
Heavy Industrial and vehicle tow facilities and storage yards are designated as
a special use in that zoning district. Mr. Olson noted the UDO requires storage
yards to have their activities within an enclosed building or surrounded by a
solid sight-proof fence not less than ten (10) feet in height.
Mr. Olson stated the applicant submitted a site plan showing the proposed
vehicle storage area, which will be mainly south of the existing building. He
advised parking will be provided for five vehicles in front of the building,
including a handicap space. A total of four parking spaces are required per the
UDO based on the number of employees on the maximum shift. The parking
spaces will have to be striped and a handicap space added with appropriate
signage prior to final occupancy of the towing operation.
Mr. Olson noted the City approval of a special use permit in 2015 for a vehicle
tow and storage yard located at 1888 State Street, which included several
conditions. He also noted the past special use permit for Lovett’s Towing at
along E. Lincoln Highway. He stated the conditions included those special uses
included no stacking of vehicles, no crushing of vehicles, no storage of vehicles
used in operation of the business being parked outside the fenced area, and
several other conditions. Mr. Olson advised the Commission staff is
recommending the petitioner be required to operate under the same conditions.
Mr. Olson advised the subject site has been zoned Heavy Industrial for
decades and there are several other motor vehicle related commercial and
industrial businesses along Industrial Drive. He noted the nearest residential
property is approximately 270 feet away, along the north side of East Lincoln
Hwy.
Mr. Olson advised a Citizen Response Form was received from the current
property owner, Stephanie Hankes of 383 Quinlan Ave, indicating her support
for petition.
Vice Chair Doe then invited attendees in the audience to speak.
Shannon Lovett, of 1837 East Lincoln Hwy (Lovett’s Towing) questioned
whether the setback for the proposed fence was within regulations. Mr. Olson
advised the proposed 10-foot fence can extend to the front yard for this type of
use and there are no setback requirements currently. Mr. Lovett advised his
business was required to have a 10-foot setback for a fence from property lines
when his petition was approved in 1990. Mr. Olson reiterated there are no
current fence setback requirements for the screening of s towing storage yard.
Vice Chair Doe gave the Commission members the opportunity to speak.
Mr. Wright questioned why the petitioner decided to establish a tow company
in DeKalb. Mr. Roscelli stated he worked for another tow company in the City
and understands the demand for towing services in DeKalb. Mr. Wright
inquired what the size of the proposed lot would be. Mr. Bjornson advised the
lot is 100 feet by 175 feet.
Mr. Becker questioned whether the business would also be involved in vehicle
or vehicle part sales. Mr. Roscelli advised the business would not be involved
in vehicle or vehicle part sales.
Vice Chair Doe inquired where the dumpster will be located on the property.
Mr. Roscelli said it would be in the fenced in area. Vice Chair Doe asked what
happens to a vehicle if it has been stored on the property longer than 90 days.
Mr. Bjornson advised the Commission of a state statute that allows a vehicle
tow facility to take ownership of a stored vehicle if the owner of the vehicle does
not retrieve it within 15 days of being notified that the tow facility is current in
possession of the vehicle.
City Attorney Matthew Rose questioned what security measures will be taken
around the exterior of the property. Mr. Roscelli advised there will be high
definition security cameras throughout the property, as well as multiple flood
lights.
Mr. Becker questioned if they will be doing any repossession of vehicles. Mr.
Bjornson stated they will not.
Vice Chair Doe gave the public one more opportunity to speak. There was
none.
Mr. Becker moved the Planning and Zoning Commission forward its findings of
fact and recommend to the City Council approval of a Special Use Permit for
a vehicle tow facility and storage yard located at 110 Industrial Dr. per the site
plan received on 2-25-20 and labeled as Exhibit A and per the conditions listed
in Exhibit B.
Mr. Klein seconded the motion.
A roll call vote was taken. Mr. Becker – yes, Mr. Klein – yes, Mr. Wright – yes,
Ms. O’Flaherty – yes, Vice Chair Doe – yes. Motion was passed 5-0-2. Ms.
Buckley and Chair Maxwell were absent.
2. Public Hearing – Petition by 2411 Sycamore LLC for approval of a special use
permit for a drive-through restaurant with an outdoor seating area and approval
of a Final Plan for a proposed Raising Cane’s Chicken Fingers Restaurant to
be located at 2411 Sycamore Rd.
Jeff Gould, of ADA Architects, advised his client, 2411 Sycamore LLC, is
proposing the construction of a new Raising Canes Chicken Fingers restaurant
to be located at 2441 Sycamore Road. He advised plans to demolish the
current Applebee’s building and rebuild Raising Canes at the same location.
He advised the access points and parking lot will be similar to the current
Applebee’s site, with the addition of a two-lane drive through.
Mr. Gould advised the building will be approximately 3357 square feet and will
be able to seat 121 customers, with 26 of the seats being in the outdoor area.
He noted some of the current landscaping will be removed and replaced.
Mr. Gould noted the petitioner has requested a waiver to the current parking
requirements. He advised based off the current UDO regulations, 76 parking
spaces are required, and the petitioner is proposing 46 parking spaces. He
stated their waiver request is based off data collected from several other
Raising Canes sites that are similar to the proposed site in DeKalb. He advised
the DeKalb site will have more parking than any of the other nearby (Batavia
and Naperville) and comparable Raising Cane sites.
Mr. Gould advised the main entrance would be from the north and the drive-
through pick up area would be facing Sycamore Road. He noted the exterior
finish of the building would be typical of other Raising Cane’s buildings.
Principal Planner Dan Olson went through the staff report dates February 28,
2020. Mr. Olson advised Raising Cane’s Chicken Fingers is a fast-food
restaurant chain specializing in chicken fingers that is based out of Baton
Rouge, Louisiana. He noted the company has approximately 450 restaurants
in 27 states, with approximately 10 locations in the Chicago area.
Mr. Olson mentioned the Applebee’s on the site has been closed since June
2018 and has remained vacant. He stated this lot is in the Oakland Place
Planned Development, which requires a Final Plan to be approved by the
Commission and City Council prior to issuance of any building permit.
Mr. Olson noted there will be access points to the northeast, northwest, and
southwest portions of the site, but there will be some access restrictions due to
the drive-through. He advised the drive-through will have two lanes for ordering
and will narrow down to one lane at the pick-up window. He noted the UDO
requires five stacking spaces for drive-throughs and the proposed layout will
accommodate the required stacking without interfering with the non-drive
through traffic.
Mr. Olson stated there is a cross access agreement with the shopping center
to the west that allows for parking within the shopping center. He reiterated
the petitioner is requesting a waiver to the parking requirements. He advised
the applicant provided a traffic and parking analysis, which indicated the
parking demand at a comparable Raising Cane’s location in Oak Lawn
showed a peak demand of 26 parking spaces, even though the restaurant
had 41 spaces. He also noted parking data was also provided by the
petitioner for their Batavia and Naperville locations, which show there is
enough parking for the subject site.
Vice Chair Doe then invited attendees in the audience to speak. There were
none.
Vice Chair Doe gave the Commission members the opportunity to speak.
Mr. Becker questioned what the expected completion date for the project
would be. Jason Cooper, of 1001 Warrenville Road in Lisle, advised the intent
is to open the restaurant by the end of 2020.
Mr. Klein stated his concern for the amount of parking. He stated if half of the
121 potential seats were filled by customers, 46 parking spots wouldn’t be
enough. Mr. Cooper advised they studied peak lunch hours and evening
hours at several of their other locations in the Chicago area. He noted during
peak hours, only 26 parking spots were occupied. Mr. Cooper reiterated the
cross-parking agreement throughout the shopping center. Mr. Cooper noted
there would have to be approximately 20 vehicles stacked in the drive-
through before it effected parking on the site.
Mr. Klein questioned how many employees would be on site at peak hours.
Mr. Cooper advised the maximum would be 15, but on average it would be
closer to 8 employees.
Mr. Wright questioned if there was any use for the existing Applebee’s
building. Mr. Cooper advised Raising Canes prefers a clean slate with clean
facilities, a new building, and to have their brand on the building itself.
Vice Chair Doe questioned where the overflow would go if there were 20
vehicles stack in the drive-through. Mr. Cooper advised they conducted a
traffic study and the maximum queue was approximately 9 vehicles. Vice
Chair Doe also questioned what signage would be included in the plans to
prevent customers from accessing the parking lot from the wrong direction.
Mr. Cooper stated there will be two do not enter signs on each side of the
access point. He noted the parking lot will also be 28 ft wide on each side of
the building, giving more than enough room in case someone accidently
enters the lot from the wrong direction.
Vice Chair Doe questioned why they specifically chose this site for the project
and what the operating hours would be. Mr. Cooper stated he did not know
the exact reason for this site location, but the real estate team does intensive
studies and surveys before choosing a site. He also noted typical operating
hours would be 10:00AM to 11:00PM. Vice Chair Doe noted she would prefer
another wall sign on the south elevation so there is visibility of the restaurant
from traffic going north along Sycamore Road.
Vice Chair Doe gave the public one more opportunity to speak. There was
none.
Mr. Klein moved 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 drive-through and outdoor eating area and approval of a Final Plan for a
Raising Cane’s Chicken Fingers Restaurant to be located at 2411 Sycamore
Road, per the Final Plan dated 1-24-20 and Exterior Elevations dated 2-11-20
labeled as Exhibit A and per the conditions listed in Exhibit B being addressed
per City Staff’s satisfaction prior to final City Council action.
Mr. Wright Seconded the motion.
A roll call vote was taken. Mr. Becker – yes, Mr. Klein – yes, Mr. Wright – yes,
Ms. O’Flaherty – yes, Vice Chair Doe – yes. Motion was passed 5-0-2. Ms.
Buckley and Chair Maxwell were absent.
3. Public Hearing – Petition by the City of DeKalb for text amendments to Article
13 “Signs” and Article 18 “Appeals and Variances” of the Unified Development
Ordinance.
Mr. Olson advised a preliminary discussion with the Planning and Zoning
Commission regarding sign regulations occurred on December 5, 2018. He
stated the City Council had a follow-up discussion on March 25, 2019 during a
Committee of the Whole meeting. Mr. Olson advised the review of the City’s
sign code was prompted by the need to bring the codes in line with a Supreme
Court ruling (Reed v. Town of Gilbert, 2015) that held content-based sign
restrictions were unconstitutional. He added on February 10, 2020 the City
Council Committee of the Whole discussed the proposed amendments that are
included in the Commission’s packet. He said the Council agreed with the
proposed changes and there was a consensus to forward the amendments to
the Planning and Zoning Commission and conduct a public hearing.
Mr. Olson advised staff prepared the amendments based upon the Supreme
Court case, experiences administering DeKalb’s sign code, and reviewing
other communities’ ordinances. He noted the proposed amendments will make
the sign regulations easier to understand, promote economic development, and
become more business friendly while still ensuring public safety and
maintaining aesthetic standards.
Mr. Olson stated the amendments will make regulations content neutral, so
they are in line with the Supreme Court ruling. He advised it will also increase
the allowable wall signage size from one times the frontage of a building/tenant
space to one and a half times the frontage. He noted this will allow increased
visibility for businesses that may be substantially setback from a roadway.
Mr. Olson advised electronic changeable copy signs are currently prohibited,
except with the approval of a special use permit. He stated staff is proposing
electronic changeable copy signs be removed from the prohibited sign list and
allowed with a sign permit within all zoning districts except “CBD” Central
Business District and any residential zoning district with certain conditions
being met. He noted one of the conditions would include a display time
minimum on changing messages of no longer than 5 seconds. He advised staff
looked at other communities, which had minimum display times ranging from 2
to 10 seconds. Mr. Olson stated the amendment would also prevent electronic
changeable copy signs from taking up more than 50% of the sign or 40 square
feet, whichever is less. He noted there would be other operational standards
added to include limits on how messages can change, light intensity, and
advertising restrictions.
Mr. Olson mentioned the current temporary signs regulations require permits
from the City prior to display. He noted the maximum size allowed is 40 square
feet per sign and a limit of 14 days per permit, and six permits per year. He
stated staff is proposing temporary non-commercial ground or wall signs not
exceeding 16 feet in residentially zoned properties and 40 square feet in
commercial/industrial zoned properties be exempt from a sign permit as long
as they meet size, height and display standards. He advised these signs would
not be displayed for more than 90 days in a calendar year and be removed no
more than 7 days after the event they are advertising. Mr. Olson noted
temporary commercial signs would still require a permit and be restricted to
being located only on the property the business is located. He stated the
number of days the signs can be displayed will be increased from 84 to 90 days
and the restriction of requiring a new permit every 14 days would be removed.
Mr. Olson advised the amendment would also clarify the calculation of area for
signs, as make the window signage regulations consistent.
Mr. Olson noted staff is proposing variances for signs be allowed to be applied
for and would be reviewed under the current variance procedures in Article 18
of the UDO in lieu of a special use permit or planned development ordinance.
He stated in conjunction with this amendment, staff is proposing to add
language to Article 18 “Variances” by allowing applicants to vary sign height,
size, and location. He noted, per the UDO, a public hearing in front of the
Planning and Zoning Commission is required for any variance with final
determination laying with the Commission.
Vice Chair Doe then invited attendees in the audience to speak. There were
none.
Vice Chair Doe gave the Commission members the opportunity to speak.
Mrs. O’Flaherty had concerns with sign regulations that have been addressed
with the proposed amendments. She stated she appreciates the clarification
throughout the report and proposed amendments.
Mr. Becker stated he believes signs can be overwhelming and unsightly. He
noted, however, his appreciation for the consistency, clarity, and ease of
access the proposed amendments add.
Vice Chair Doe gave the public one more opportunity to speak. There was
none.
Mrs. O’Flaherty moved that the Planning and Zoning Commission recommend
to the City Council approval of amendments to Article 13 “Signs” and Article 18
“Appeals and Variances” of the Unified Development Ordinance per Exhibit A
in the staff report.
A roll call vote was taken. Mr. Becker – yes, Mr. Klein – yes, Mr. Wright – yes,
Ms. O’Flaherty – yes, Vice Chair Doe – yes. Motion was passed 5-0-2. Ms.
Buckley and Chair Maxwell were absent.
F. REPORTS
Mr. Olson advised the next Commission meeting on March 18, 2020 would be
cancelled, as no hearings have been scheduled. He noted Planning and Zoning
Commission meetings will continue to be held at City Hall at least through April.
He stated during the last City Council Meeting, the special use permit for the
Verizon antenna co-location at 1500 S 7th St was approved.
G. ADJOURNMENT
Ms. O’Flaherty motioned to adjourn, Mr. Wright seconded the motion, and the
motion was approved by unanimous voice vote. The Planning and Zoning
Commission adjourned at 7:23PM.
Agenda
DeKalb Municipal Building
City Council Chambers
200 S. Fourth St., 2nd Floor
DeKalb, IL 60115
AGENDA
Planning and Zoning Commission
March 4, 2020
6:00 PM
A. ROLL CALL
B. APPROVAL OF AGENDA (Additions or Deletions)
C. APPROVAL OF MINUTES
1. February 19, 2020
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
E. NEW BUSINESS
1. Public Hearing – Petition by J&S Tri-State Recovery and Towing, represented by
Andy Bjornson, for approval of a special use permit for a vehicle tow facility and
storage yard to be located at 110 Industrial Dr.
2. Public Hearing – Petition by 2411 Sycamore LLC, represented by Jeff Gould of
ADA Architects, for approval of a special use permit for a drive-through restaurant
with an outdoor seating area and approval of a Final Plan for a proposed Raising
Cane’s Chicken Fingers Restaurant to be located at 2411 Sycamore Rd.
3. Public Hearing – Petition by the City of Dekalb for text amendments to Article 13
“Signs” and Article 18 “Appeals and Variances” of the Unified Development
Ordinance.
F. REPORTS
G. ADJOURNMENT
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
February 19, 2020
The Planning and Zoning Commission held a Meeting on February 19, 2020, at the City
of DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois. Chair Max
Maxwell called the meeting to order at 6:00 PM.
A. ROLL CALL
Recording Secretary Aaron Walker called the roll. Planning and Zoning
Commission members present were: Chair Max Maxwell, Steve Becker, Ron Klein,
Jerry Wright, and Trixy O’Flaherty. Commissioners Vicki Buckley and Christina
Doe were absent. Principal Planner Dan Olson was present representing the City.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Maxwell requested a motion to approve the February 19, 2020, agenda as
presented. Mr. Wright motioned to approve the agenda as presented. Mr. Becker
seconded the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
1. February 5, 2020 – Chair Maxwell requested a motion to approve the February
5, 2020 minutes as presented. Mr. Klein motioned to approve the minutes as
presented. Mr. Wright 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 by DeKalb Community School District #428 for a
special use permit to allow a private school to locate in the former Chesebro
Elementary School located at 900 E. Garden Street.
Tammy Carson, representing Dekalb Community School District 428, noted
that District #428 Superintendent Jamie Craven, District #428 Director of
Student Services Cristy Meyer, and three representatives from The Menta
Group were also present to answer any questions regarding the proposed
therapeutic day school.
Ms. Carson advised the former Chesebro Elementary School has been closed
since 2011 and has been used as a storage facility. She stated District #428
has been in discussions with The Menta Group to open a therapeutic day
school in the former Chesebro School. She mentioned The Menta Group
currently has an Aurora facility that District #428 students are currently
attending due to a lack of proper facilities within DeKalb. She noted if a
therapeutic day school was to open in the former Chesebro Elementary School,
they could bring their students back to DeKalb.
Ms. Carson advised the cost of renovations to Chesebro School would be split
between District #428 and The Menta Group. She noted the proposed
alterations and construction would begin in the late summer, with plans to open
the facility in January 2021. She stated The Menta Group would occupy
approximately 80% of the facility and District #428 would occupy 20%, which
would be used for administrative offices, storage, and the Barb Food Mart.
Ms. Carson said the parking lot location would not be changing with students
and staff using the parking lot off E. Taylor Street. She noted there had been
discussions regarding adding a parking lot or drop off area along E. Garden
Street in the future, however that has not been determined yet.
Principal Planner Dan Olson went through the staff report dated February 14,
2020. He stated DeKalb School District #428 has petitioned to locate a
therapeutic day school in the former Chesebro Elementary School located at
900 E. Garden Street, which requires a special use permit. He advised the
school district would lease the building to The Menta Group, a non-profit
organization that serves students with special needs that require varying levels
of therapeutic support. Mr. Olson noted District #428 currently has 36 students
in The Menta Group’s Aurora facility.
Mr. Olson advised Chesebro Elementary School was constructed in 1974 and
received a special use permit in 2003 for an addition to the southeast portion
of the building. He noted renovations are currently planned for the building,
which will include a new roof and interior improvements to prepare for the
therapeutic programs. Mr. Olson stated there are exterior improvements
planned as well, to include restriping of the parking lot, resurfacing the
sidewalks around the building, and repairing/replacing parking lot signage.
Mr. Olson advised The Menta Group will serve approximately 60-80 students
in the facility, from grades K-12, with approximately 25 Menta staff members
during operating hours. Mr. Olson stated the operating hours will be Monday-
Friday from 8:30am to 2:00pm for students and 8:00am to 3:30pm for staff
between the months of September through June and 8:00am to 12:00pm for
students and 8:00am to 3:30pm for staff between the months of June through
August. He noted there will be occasional after-hour activities, but they
shouldn’t last past 8:00pm.
Mr. Olson stated there are no plans to expand the building and the proposed
therapeutic day school will be compliant with all regulations of the Two-Family
Residential District and Unified Development Ordinance (UDO).
Mr. Olson stated four citizen response forms were received by the City. He
advised Robert Cook, of 953 E Taylor St, indicated his support for the proposal
but wanted to see more specifics. Mr. Olson noted Mr. Cook was contacted and
had his questions answered, to which he was satisfied. Mr. Olson advised Jose
Juan Huerta, of 802 Roosevelt Ct, noted his support for the project. Mr. Olson
also stated Cathy Tiberi, of 525 S 10th St, sent an e-mail noting her support but
was concerned with the amount of trash that was blown into her yard when
Chesebro School was open. He advised the concern was forwarded to District
#428, who said there will be a dumpster on site and properly screened per
standards of the UDO. Mr. Olson finally noted a letter of support was received
after the Commission packet went out last Friday from Meghan Jordan, of 957
E. Taylor St.
Chair Maxwell then invited attendees in the audience to speak.
Robert Erickson, of 915 E Garden St, had no issue with the project. He stated
his only concern was regarding bus and foot traffic off E. Garden Street. He
noted bus traffic on E. Garden Street is a hazard to students and residents due
to the width of the street and the number of vehicles that utilize street parking
in the neighborhood. He requested all school bus and student traffic be directed
to use the parking lot off E. Taylor Street. He also noted a concern regarding
the maintenance of the park adjoining the school. Ms. Carson advised the
DeKalb Park District maintains the park, but the School District will if necessary.
David Gersic, of 927 E Garden St, advised he was in favor of the private school
but noted a concern regarding trash blowing onto his property from the school,
as it was a common occurrence in the past. He also noted his concern with
traffic off E. Garden Street.
Chair Maxwell gave the Commission members the opportunity to speak.
Mr. Wright questioned how many students were currently being bused to The
Menta Group’s Aurora facility. Cristy Meyer of the school district advised there
are 36 students currently being bused to Aurora each day from DeKalb. She
said neighboring districts also have students being bused to Aurora daily and
having a local facility would help communities tremendously. Ms. Meyer
advised they are expecting 60-80 students in the building, which will include
DeKalb and neighboring communities. She stated the Aurora facility is
frequently at maximum capacity, so a new location would be able to provide
more students with the services they need.
Mr. Wright inquired to how many students attended Chesebro School before it
closed in 2011. Ms. Carson advised approximately 300 students attended the
school previously. Rory Conran, representing The Menta Group, noted traffic
should be much less than it was in the past due to the student size being less
than 1/3 of what it was. Mr. Conran advised there will be approximately ten 10-
person vans in use to shuttle students to the school.
Mr. Becker questioned if the building will eventually be fully turned over to The
Menta Group. Ms. Carson advised that District #428’s portion may be lowered
to 10%, at which time they would relocate staff but keep storage on site.
Chair Maxwell inquired if there is separate access to the food pantry, in order
to keep traffic away from the student population. Ms. Carson advised food
pantry customers would still use the main entrance to the building, but they
would be isolated from the student area.
Chair Maxwell questioned if the Aurora site is the same size as Chesebro. Mr.
Conran advised that Aurora is 24,000 square feet with approximately 260
students and is their largest facility. Mr. Conran advised most of their facilities
accommodate approximately 60 students.
Chair Maxwell gave the public one more opportunity to speak. There was none.
Mr. Wright moved the Planning and Zoning Commission forward its findings of
fact and recommend to the City Council approval of a special use permit for a
private therapeutic day school in the former Chesebro Elementary School
located at 900 E. Garden Street, as shown on the site plan received on January
29, 2020 attached as Exhibit A to the staff report and subject to the following
conditions:
1. The school district restripe the parking lot, resurface the sidewalks
around the building and repair or replace the parking lot signage all in
compliance with the Unified Development Ordinance prior to an
occupancy permit being issued for the private therapeutic day school.
2. The placement of a trash/recycling dumpster on the site and
permanently screened per the provisions of Article 7.11 “Screening of
Rubbish, Garbage, and Dumpster Facilities” of the Unified Development
Ordinance prior to an occupancy permit being issued for the private
therapeutic day school.
Mr. Klein seconded the motion.
A roll call vote was taken. Mr. Becker – yes, Mr. Klein – yes, Mr. Wright – yes,
Ms. O’Flaherty – yes, Chair Maxwell – yes. Motion was passed 5-0-2. Ms.
Buckley and Ms. Doe were absent.
2. Public Hearing – Petition by JLAR Illinois LLC, represented by James Mason,
for a special use permit for a proposed coffee and ice cream shop with a drive-
through to be located at 1406 Sycamore Rd, Suite D.
Jim Mason, of 120 Annie Glidden Rd., advised the proposed tenant operates
restaurants in both Sycamore and Rockford. He stated his tenant will open a
Mexican ice cream and coffee shop at the proposed location. He advised it will
have a two-window drive-through and will open within 90 days once the special
use permit is approved.
Principal Planner Dan Olson went through the staff report dated February 14,
2020. Mr. Olson advised the proposed project will occupy 2,170 square feet in
one of the four tenant spaces in the building. He advised the operator of the
proposed project, Francisco Morales, will also be operating the new
Eggsperience Café in Suite A in the same building.
Mr. Olson noted there are currently three parallel parking spaces along the east
side of the building that will have to be removed to make room for the drive-
through. He stated the proposed drive-through will accommodate five stacking
spaces without interfering with traffic flow, as required by the UDO. Mr. Olson
advised the City has worked with the applicant on making changes to the site
plan to modify the traffic flow in order to accommodate the drive-through. He
said the drive along the east side of the building where the drive-through will
be located will be made a one-way (northbound from Oakwood Avenue) and
the drive-through lane will be striped to better designate its location.
Mr. Olson noted motorist’s coming from the north in the existing parking lot will
be required to go the east and then south along the west side of the Secretary
of State’s Office to exist the site. He added the drive to the west of the Secretary
of State’s Office will be made one-way going south to Oakwood Avenue. Mr.
Olson advised angle parking already exist to the west of the Secretary of
State’s Office so the re-configuration will match the current conditions. He
stated the far eastern access along Oakwood Avenue to the Secretary of
State’s Offices will be made one-way going into the site. Directional signage
will be added to direct motorist to the drive-through and throughout the parking
lot and access drives. Mr. Olson stated there are a total of 189 parking spaces
provided in the shared parking lots between the shopping center and various
surrounding parcels. He noted only 166 parking spaces are required based on
the requirements in the UDO.
Mr. Olson advised one Citizen Response Form was received. He said Sean
Niklas of Saren Restaurants, representing JD Wesley Inc, owner of the
adjacent Wendy’s Restaurant along Sycamore Road stated he had no
objections to the proposal after reviewing the plans for the drive-through.
Chair Maxwell then invited attendees in the audience to speak. There were
none.
Chair Maxwell gave the Commission members the opportunity to speak.
Mr. Klein, Mr. Becker, and Ms. O’Flaherty shared concerns regarding parking
and traffic flow with the addition of the drive-through, due to the already heavily
trafficked area due to the Secretary of State’s office. Mr. Mason advised that
new signage will help control and direct traffic. Mr. Olson added the
recommended changes to striping, signage, and traffic patterns will also help
with traffic flow and direction. He also noted it will not be as busy as a
McDonalds and should not interfere with the traffic in the shopping center.
Mr. Becker inquired how much seating the proposed project will have. Mr.
Mason advised there will be enough seating for approximately 50 customers.
Mr. Wright suggested the directional arrows shown on the plan to the north of
the drive-through were probably not needed.
Chair Maxwell gave the public one more opportunity to speak. There was none.
Mr. Klein moved the Planning and Zoning Commission forward its findings of
fact and recommend to the City Council approval of a special use permit for a
drive-through for a coffee and ice cream shop located at 1406 Sycamore Rd
Suite D per the site plan dated February 14, 2020 and labeled as Exhibit A.
Mr. Wright seconded the motion.
A roll call vote was taken. Mr. Becker – yes, Mr. Klein – yes, Mr. Wright – yes,
Ms. O’Flaherty – yes, Chair Maxwell – yes. Motion was passed 5-0-2. Ms.
Buckley and Ms. Doe were absent.
F. REPORTS
Mr. Olson advised there are three public hearings scheduled for the Planning and
Zoning Commission meeting on March 4th. He stated the public hearings will be
for a vehicle tow facility and storage yard at 110 Industrial Drive, a drive-through
restaurant with an outdoor seating area for Raising Cane’s Chicken Fingers
Restaurant at 2411 Sycamore Road, and a UDO text amendment petition by the
City regarding amendments to the sign regulations.
G. ADJOURNMENT
Ms. O’Flaherty motioned to adjourn, Mr. Wright seconded the motion, and the
motion was approved by unanimous voice vote. The Planning and Zoning
Commission adjourned at 6:58PM.
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
February 28, 2020
TO: DeKalb Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: Special Use Permit for a vehicle tow facility and storage yard located at 110
Industrial Dr. (J&S Tri-State Recovery and Towing)
I. GENERAL INFORMATION
A. Purpose Approval of a special use permit for a vehicle tow
facility and storage yard
B. Location/Size 110 Industrial Dr./.34 acres
C. Petitioner J&S Tri-State Recovery and Towing
D. Existing Zoning “HI” Heavy Industrial District
E. Existing Land Use Vacant commercial building
F. Proposed Land Use Vehicle tow facility and storage yard
G. Surrounding Zoning and Land Use North: HI; gas station
South: HI; various commercial uses/vehicle
repair
East: HI and GC; various commercial uses
West: LC; various commercial uses
H. Comprehensive Plan Designation Commercial
II. BACKGROUND AND ANALYSIS
The applicant is proposing to establish a vehicle tow facility and storage yard at 110 Industrial Dr.
“Junkyards, salvage yards and vehicle wrecking yards” are designated as a special use in the “HI”
Heavy Industrial District and approval of a special use permit is required. The UDO also requires
that junkyards, salvage yards and vehicle wrecking yards have their activities within an enclosed
building or surrounded by a solid sight-proof fence not less than ten (10) feet in height, or the
height of the materials being screened, whichever is greater. The regulations also state no materials
shall be piled or stacked to a height in excess of fifteen (15) feet above the ground level.
The building is a former sign shop (The Sign Shop of DeKalb). The applicant has submitted a site
plan showing the proposed vehicle storage area, which will be mainly south of the existing
building. Parking will be provided for five vehicles in front of the building, including a handicap
space. A total of four parking spaces are required per the UDO based on the number of employees
on the maximum shift. The parking spaces will have to be striped and a handicap space added with
appropriate signage prior to final occupancy of the towing operation. A total of four tow trucks
would be used initially and the applicant is going through the licensing process for towing
operations located in Chapter 35 “Towing” of the Municipal Code.
In 2009 the City approved a special use permit for Lovett’s Towing at 1837 E. Lincoln Highway
to allow for an expansion of the existing towing facility. In 2015, the City approved a special use
permit for a vehicle tow and storage yard at 1888 State St. (Tri-State Towing). There were several
conditions attached to both special uses including but not limited to:
• No stacking of vehicles.
• No stacking of vehicle parts higher than 8 feet.
• No storage of vehicles used in the operation of the business parked outside the fenced area.
• No crushing of vehicles at the facility.
• Abandoned and salvaged vehicles, except for those vehicles under the control of the Court
of Law, shall not be kept on the property for more than 90 days.
Staff would suggest these conditions that were included with the special use permits for Lovett’s
and Tri-State be added with the special use for this request. With special use permits the City can
adopt conditions and we typically also look for improvements that can be made to bring the
property into further compliance with the UDO. We are recommending the applicant stripe the
parking area in compliance with the approved site plan, Unified Development Ordinance, City of
DeKalb Municipal Code and the Illinois Accessibility Code prior to a final occupancy permit being
issued for the special use.
III. STANDARDS OF A SPECIAL USE
1. The proposed special use complies with all provisions of the applicable district
Page 2 of 5
regulations.
The proposed special will comply with all regulations of the “HI” Heavy Industrial District and
the Unified Development Ordinance (UDO). The storage yard will be screened with a 10-foot-
high sight-proof fence per the UDO. The applicant will be required to stripe the parking area in
compliance with the approved site plan, Unified Development Ordinance, City of DeKalb
Municipal Code and the Illinois Accessibility Code prior to a final occupancy permit being issued
for the special use.
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 “HI” Heavy Industrial for decades and the building where the proposed
special use will locate has existed for several decades also. There are vehicle related uses and other
commercial/industrial uses along Industrial Dive that include storage yards. A 10-foot sight-proof
high fence will surround the outdoor storage yard. The nearest residential zoned property is
approximately 270 feet away along the north side of E. Lincoln Highway.
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 industrial and commercial uses. The proposed special will operate in a manner that is
not detrimental to the surrounding neighborhood.
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. The existing parking lot will be
striped including the addition of a handicap space. A 10-foot-high sight-proof fence will be added
around the vehicle storage area as required by the UDO.
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
Page 3 of 5
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 previous tenant space previously contained a sign shop. The
proposed special use will take up a vacant commercial building along Industrial Drive and will be
an economic benefit to the E. Lincoln Highway corridor. The parking lot will be striped and
appropriate signage added meeting the requirements of the UDO.
IV. CITIZEN RESPONSE/COMMENTS
We received a Citizen Response Form from the current property owner, Stephanie Hankes,
indicating her support for the request.
V. RECOMMENDATION
The staff would recommend approval and a sample motion has been prepared.
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 vehicle tow facility and storage yard located at 110 Industrial Dr. per the site plan
received on 2-25-20 and labeled as Exhibit A and per the conditions listed in Exhibit B.
Page 4 of 5
Exhibit B
1. The applicant shall stripe the parking area in compliance with the approved site plan,
Unified Development Ordinance, City of DeKalb Municipal Code and the Illinois
Accessibility Code prior to a final occupancy permit being issued for the special use.
2. All activities related to the special use shall be within an enclosed building or surrounded
by a solid sight-proof fence not less than ten (10) feet in height, or the height of the
materials being screened, whichever is greater.
3. No stacking of vehicles.
4. No stacking of vehicle parts higher than 8 feet.
5. No storage of vehicles used in the operation of the business shall be parked outside the
fenced area or on any unpaved surface.
6. No crushing of vehicles at the facility.
7. Abandoned and salvaged vehicles, except for those vehicles under the control of the Court
of Law, shall not be kept on the property for more than 90 days.
Page 5 of 5
EXHIBIT A
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 4, 2020, at 6:00 p.m. in the
DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by J&S
Tri-State Recovery and Towing, represented by Andy Bjornson, for a special use permit for a
vehicle tow facility and storage yard located at 110 Industrial Dr. The subject site has a Parcel
Identification Number (PIN) of 08-24-354-002 and is zoned “HI” Heavy Industrial.
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, February 26, 2020. Further information regarding the
petition is available from the Community Development Department at (815)748-2070 or on the
City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings.
Max Maxwell, Chairperson
DeKalb Planning and Zoning Commission
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
February 28, 2020
TO: DeKalb Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: Approval of a special use permit for a drive-through, outdoor eating area and Final
Plan - 2411 Sycamore Road (Raising Cane’s Chicken Fingers Restaurant)
I. GENERAL INFORMATION
A. Purpose Approval of a special use permit to allow for
construction of new Raising Cane’s Chicken
Fingers restaurant with a drive-through and
outdoor eating area.
B. Location/Size 2411 Sycamore Road/1.13 acres
C. Petitioner Jeff Gould with ADA Architects on behalf of
Raising Cane’s Chicken Fingers
D. Existing Zoning “PD-C” Planned Development - Commercial
E. Existing Land Use Vacant former restaurant (Applebee’s)
F. Proposed Land Use Raising Cane’s Chicken Fingers Restaurant with
drive-through and outdoor eating area
G. Surrounding Zoning and Land Use North: PD-C; various commercial uses
South: PD-C; various commercial uses
East: PD-C; various commercial uses
West: PD-C; various commercial uses
H. Comprehensive Plan Designation Commercial
II. BACKGROUND AND ANALYSIS
The applicant is proposing to demolish the former Applebee’s Restaurant building at 2411
Sycamore Road and construct a new 3,357 sq. ft. Raising Cane’s Chicken Fingers Restaurant with
a drive-through and outdoor eating area. Raising Cane’s is a fast-food restaurant chain specializing
in chicken fingers that is based out of Baton Rouge, Louisiana. The company has about 450
restaurants in 27 states. They have approximately 10 locations in the Chicago area with the closest
ones along Randall Road in Batavia and Rt. 59 in Naperville.
The subject property is 1.13 acres and is Lot 1 in the Oakland Place Resubdivision, which is part
of the Oakland Place Planned Development that was approved initially in 1993. The Planned
Development Ordinance governing the site required a Final Plan be approved through the Planning
and Zoning Commission and City Council prior to issuance of any building permit for the various
lots in the subdivision. Applebee’s closed in June 2018 and has remained vacant since that time.
The proposed restaurant will be 3,357 sq. f.t and will contain 95 seats inside and 26 outdoor seats.
Access points to the site will be at the same locations as what the former Applebee’s had. Access
will be provided at the northeast, northwest and southwest portions of the site but will include
additional restrictions for circulation due to the drive-through. The drive-through will have two
lanes for ordering and will narrow down to one lane as customers enter the pick-up window. Cross
access agreements exist the shopping center to the west to allow access to the parking along the
west side of the site and for the proposed garbage dumpster pick-up area. The existing landscaping
will be removed along Sycamore Road and the north side of the site and will be replaced with new
plantings that meet the requirements of the UDO. The few plantings along the west side of the site
will be removed and the existing vegetation/berm along the south end of the property will be
maintained. The UDO requires five stacking spaces for drive-throughs and the proposed layout
will accommodate the required stacking spaces without interfering with the non-drive through
traffic of the restaurant. The proposed building will include brick veneer and dryvit in earth tone
colors, with some wall art similar to their other locations. Roof-top mechanical equipment will be
screened per the UDO requirements. The Final Plan has been reviewed by staff and comments are
included in Exhibit B. None of the comments are major and once addressed would not alter the
layout of the site. It is recommended the comment be addressed prior to final City Council action.
The applicant is requesting a waiver to the parking requirements. The site plan shows 46 parking
spaces and two handicap accessible spaces. Per the UDO regulations for fast food restaurants, 76
parking spaces are required based up the formula of one parking space for every two seats (121
total seats) plus one space for every employee on the maximum shift (15 employees on max. shift).
The applicant has provided a traffic and parking analysis, which indicates the parking demand at
another Raising Cane’s location in Oak Lawn (3,575 sq. ft.) showed a peak demand of 26 parking
spaces although the restaurant had 41 spaces.
Page 2 of 6
The applicant also provided the parking information for their restaurants in Batavia and Naperville.
• Batavia – Randall Road
o Gross Building Area: 3,343
o Parking Required per Code: 33
o Parking Provided/Approved by City: 28
o Parking Ratio: 8.38 / 1,000 SF
• Naperville – Rt. 59
o Gross Building Area: 3,745 SF
o Parking Required per Code: 63
o Parking Provided/Approved by City: 36
o Parking Ratio: 9.61 / 1,000 SF
• DeKalb – Proposed
o Gross Building Area: 3,357 SF
o Parking Required per Code: 76
o Parking Provided: 46 (plus 2 handicap spaces)
o Parking Ratio: 14.29 / 1,000 SF
The number of parking spaces provided at the Batavia and Naperville locations are less than what
is proposed for the DeKalb location. For almost the same size restaurant the number of parking
spaces provided at the Batavia location is 18 fewer spaces than DeKalb. The number of spaces
provided at the Naperville location is 12 spaces less than DeKalb although the restaurant is about
390 sq. ft. larger. Basing the parking formula for fast food restaurants on the number of employees
and the number of seats is probably not the most accurate way to judge the demand for parking,
particularly for restaurants that rely heavily on their drive-through traffic. Raising Cane’s estimates
that 80% of their business is generated by their drive-through traffic. Based on the parking demand
data from Raising Cane’s locations in Oak Lawn, Batavia and Naperville, staff would support the
waiver on the parking requirements. It should be noted there is a cross parking agreement for the
subdivision and there is additional parking to the west and north of the site. The applicant had
originally requested a waiver for the signage; however, it is no longer needed after they re-
calculated the size of the proposed walls signs and they are in compliance with the UDO.
III. STANDARDS OF A SPECIAL USE
1. The proposed special use complies with all provisions of the applicable district
regulations.
The proposed drive-through and outdoor eating area will comply with all regulations of the
Planned Development Ordinance governing the site and the Unified Development Ordinance
(UDO). Adequate vehicle stacking is provided for the drive-through and a waiver on the parking
is justified based upon the parking analysis provided by the applicant and the parking ratio of other
Page 3 of 6
existing Raising Cane’s Restaurants.
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 since 1993. The proposed drive-through and outdoor eating
area will operate in a manner that is not detrimental to the surrounding neighborhood. The subject
site is in proximity to a variety of other commercial retail uses including restaurants, department
stores, clothing stores and other services uses.
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. The proposed drive-through and outdoor eating area will operate in a
manner that is not detrimental to the surrounding neighborhood.
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. A Final Plan has been submitted
that meets the requirements of the UDO regarding utilities and drainage. The proposed drive-
through will accommodate five stacking spaces without interfering with the non-drive through
traffic of the restaurant.
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 existing building previously contained a restaurant. The
proposed special use will redevelop a lot that has not had a user since 2018 and will be an economic
benefit to the Sycamore Road corridor. Development on this property would increase the City’s
real estate tax base, employment and retail sales taxes.
Page 4 of 6
IV. CITIZEN RESPONSE/COMMENTS
As of February 28th, we have received no Citizen Response Forms or comments from the public
regarding the proposal.
V. RECOMMENDATION
A sample motion has been prepared recommending approval.
Sample Motion:
Based upon the submitted petition and testimony presented, I move that the Planning and Zoning
Commission forward its findings of fact and recommend to the City Council approval of a Special
Use Permit for a drive-through and outdoor eating area and approval of a Final Plan for a Raising
Cane’s Chicken Fingers Restaurant to be located at 2411 Sycamore Road, per the Final Plan dated
1-24-20 and Exterior Elevations dated 2-11-20 labeled as Exhibit A and per the conditions listed
in Exhibit B being addressed per City staff’s satisfaction prior to final City Council action.
Page 5 of 6
Exhibit B
1. Submittal of a Photometric Plan meeting the requirements of Article 10.05 of the
UDO.
2. Submittal of a detail of the proposed ground sign and any directional signage meeting
the requirements of Article 13 of the UDO.
3. Submittal of a detail of the trash enclosure meeting the requirements of Article 7.11
of the UDO.
4. On the Striping and Signage Plan (Sheet C5.2) re-locate the right-turn only sign to the
other side of the road at the northeast corner of the site so it is on the same side as the
exiting traffic.
5. Tip-out (reverse) vs carry curb shall be clearly identified, either through hatching or
notations of their limits/transitions.
6. The scale on the grading sheet reads as 20:1 but is sized (scaled) as 30:1
7. The pavement surface on the east side (exit lane from the "ridge") has insufficient
slopes to ensure adequate positive drainage. Appears about 0.55%, achieve min 1.0%
as this is a high traffic/conflict surface functionally.
8. The existing service will have to be appropriately disconnected. KWRD will
investigate further to determine where the existing service ties into the main and what
its condition is.
9. Sheet C7.0 shows a drain (S10) near the dumpsters that is tied into the sanitary
service. Unless there is some sort of roof or cover over this drain to prevent rainwater
from getting in, it cannot discharge to the sanitary sewer.
10. Under the details for Sanitary Structure S1 is states to construct a drop manhole
“over” the existing sewer. Please note that doghouse manholes are not allowed. If
this structure is intended to be any different than that indicated by the Drop Manhole
Detail, Detail No. 18 on Sheet C8.4, please contact KWRD for prior approval.
11. Proposed 1,500-gallon grease trap is acceptable. Notify KWRD to inspect
installation.
Page 6 of 6
EXHIBIT A
FRONT ELEVATION DRIVE THRU ELEVATION
SIDE ELEVATION REAR ELEVATION
MATERIAL FINISHES
EM-3 EM-4 EWF-1 EWF-2 EWF-4 EWF-5 EWF-6 EWF-2 EWF-9
RECLAIMED METAL PANEL: BELDEN NORMAN BRICK MASONRY BORAL: “ALAMO” MODULAR “456 OYSTER SHELL” DRYVIT ALUMINUM STOREFRONT SYSTEM PREMIER MASONRY VENEER
CARBON GRADE FINISH: RAW “382 TAMALE” DRYVIT “132 MOUNTAIN FOG” DRYVIT
VINTAGE CAR HOOD OCCURS MEDIUM RANGE, SMOOTH, IRON BRICK, MORTAR TO MATCH COMMERCIAL CEMENT FINISH: BLACK CMU. ULTRA BURNISHED,
STEEL w/ EXPOSED WELDS COMMERCIAL CEMENT COMMERCIAL CEMENT
AT FACE OF “1” ONLY SPOT. MORTAR TO MATCH SOLOMON PRODUCTS 10 H, PLASTER DUSK. SMOOTH.
CLEAR COAT FINISH PLASTER PLASTER
SOLOMON PRODUCTS 10 H, LIGHT BUFF SACK RUB FINISH
WEATEHRED HORIZONTAL STRIKE.
VERTICAL JOINTS ARE FLUSH
EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS
RC538 Dekalb, IL (SYCAMORE & BARBER GREEN) FEBRUARY 11, 2020
EXHIBIT A
FINAL CIVIL CONSTRUCTION PLANS FOR
RESTAURANT # 538
SYCAMORE & BARBER GREENE
CITY OF DEKALB
DEKALB COUNTY, IL 60115
GOVERNMENT/UTILITY CONTACTS
PRINCIPAL PLANNER CITY OF DEKALB
1216 MARKET STREET
DEKALB, IL 60115
CONTACT: DAN OLSON (815)748-2361
SANITARY KISHWAUKEE WATER RECLAMATION DISTRICT
CONTACT: TBD (815)758-3513
INDEX OF SHEETS
WATER/ STORM CITY OF DEKALB - ENGINEERING
SHEET NO. DESCRIPTION
C1.0 COVER SHEET
CONTACT: ZAC GILL (815)748-2333 V0.0 ALTA SURVEY
C2.0 GENERAL NOTES
POWER COMPANY COMED
C3.0 EROSION CONTROL PLAN
PROJECT
C3.1 EROSION CONTROL DETAILS
CONTACT: TBD (630)576-7094
LOCATION
C4.0 DEMOLITION PLAN
C5.0 SITE KEYNOTE PLAN
NATURAL GAS COMPANY NICOR GAS
C5.1 DIMENSION CONTROL PLAN
C5.2 STRIPING AND SIGNAGE PLAN
CONTACT: TBD (888)642-6748
C6.0 GRADING PLAN
TELEPHONE COMPANY FRONTIER COMMUNICATIONS C7.0 UTILITY PLAN
C7.1 UTILITY PROFILE
C8.0 CONSTRUCTION DETAILS
CONTACT: TBD (815)748-8200 C8.1 CONSTRUCTION DETAILS
C8.2 DEKALB SANITARY DISTRICT CONSTRUCTION DETAILS
C8.3 DEKALB SANITARY DISTRICT CONSTRUCTION DETAILS
C8.4 DEKALB SANITARY DISTRICT CONSTRUCTION DETAILS
C8.5 DEKALB SANITARY DISTRICT CONSTRUCTION DETAILS
VICINITY MAP L1.0 LANDSCAPE PLAN
N.T.S. L2.0 LANDSCAPE DETAILS
ENGINEER OWNER/DEVELOPER ARCHITECT SITE LOCATION MAP
(NOT TO SCALE) PLANS SUBMITTAL/REVIEW LOG
NOTES:
NO. DESCRIPTION DATE
ARCHITECTS, INC. 1. IF REPRODUCED, THE SCALES SHOWN ON THESE PLANS ARE BASED
1001 WARRENVILLE ROAD ON A 24" X 36" SHEET. 1 PERMIT SET 1/24/2020
SUITE 350 RAISING CANES RESTAURANT, LLC ADA ARCHITECTS, INC.
LISLE, IL 60532 6800 BISHOP ROAD 17710 DETROIT AVENUE
PLANO, TX 75024 2. ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED
PH. (630) 487-3449 LAKEWOOD, OH 44107 BY CODES AND/OR UTILITY SERVICE COMPANIES SHALL BE
CONTACT: JASON COOPER, P.E. (P) (972) 769-3364 (P) (216) 521-5134
CONTACT: LUARON FOSTER PERFORMED PRIOR TO CONTRACT COMPLETION AND THE FINAL
CONTACT: JEFF POUNTNEY CONNECTION OF SERVICES.
BENCHMARKS
Call
REFERENCE BENCHMARK:
MF0450 ST SYCAMORE, DEKALB COUNTY, AT THE POST OFFICE, 18 FEET EAST OF THE NORTH
PROFESSIONAL ENGINEER'S CERTIFICATION
Before CAUTION!!
ENTRANCE, IN THE NORTHEAST CORNER OF THE STONE WATER TABLE BETWEEN THE TWO EAST
STONE COLUMNS, AND ABOUT 4 FET ABOVE THE WALK. A UNITED STATES GEOLOGICAL SURVEY
You Dig STANDARD DISK, STAMPED ILL 38 A 1923.
DATUM: US STATE PLAN 1983 IL EAST
ELEVATION = 879.94
SITE BENCHMARK:
1-800-892-0123 SITE BENCHMARK #1
CONTROL POINT 500-CUT CROSS ON SOUTHEASTERLY SIDE OF TRAFFIC ISLAND NEAR
NORTHWEST LIMITS OF SITE ELEVATION = 876.06
PRO FES S IO NA L EN
SITE BENCHMARK #2 ED
CUT CROSS ON EAST SIDE OF TRAFFIC ISLAND NEAR SOUTHWEST LIMITS OF SITE
S
LICEN GIN
JANUARY 2020 ELEVATION = 875.76
ST AT
Jason C. Cooper
062-066282
IS
O
EER
E OF ILLIN
11-30-21 C1.0
V0.0
GENERAL NOTES
SANITARY SEWER NOTES
PAVING NOTES Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
Tele: 972-769-3100 Fax: 972-769-3101
PROTOTYPE ISSUE DATE: 11/20/2018
STORE:
RAISING CANE'S
RESTAURANT
2411 SYCAMORE RD
DEKALB, IL 60115
PROTOTYPE: P4E-V
SCHEME: A
STORE #RC538
ARCHITECTS, INC.
WATERMAIN NOTES
KURT L. SCHMITZ 17710 Detroit Avenue Lakewood, Ohio 44107
Phone (216) 521-5134 Fax (216) 521-4824
PROFESSIONAL OF RECORD:
www.adaarchitects.cc
EARTHWORK NOTES
UPDATE EVERY ISSUANCE:
PERMIT SET
ENGINEER INFORMATION:
KH JOB NO. 168418019
SHEET REVISIONS
SIGNAGE AND PAVEMENT MARKING NOTES
# DATE TYPE
0 01/24/2020 PERMIT SET
GEOTECHNICAL REPORT 1
REPORT NO. MR195226 2
TERRACON CONSULTANTS, INC.
DECEMBER 20, 2019 3
4
5
REFERENCE FINAL GEOTECHNICAL REPORT 6
BY TERRACON CONSULTANTS, INC. FOR 7
ADDITIONAL REQUIREMENTS. ALL SITE
8
WORK, PAVING, AND BUILDING PAD PREP IS
9
TO COMPLY WITH GEOTECHNICAL
RECOMMENDATIONS AND REQUIREMENTS.
GENERAL
NOTES
STORM SEWER NOTES
Call DATE 1/24/2020
Before CAUTION!!
You Dig JOB NO. 19412
1-800-892-0123
C2.0
SHEET NO.
Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
Tele: 972-769-3100 Fax: 972-769-3101
GRAPHIC SCALE IN FEET
20 0 10 20 40
1" = 20' @ 24X36
PROTOTYPE ISSUE DATE: 11/20/2018
STORE:
RAISING CANE'S
LO EROSION CONTROL NOTES LEGEND RESTAURANT
T
2
1. GENERAL CONTRACTOR IS SOLELY RESPONSIBLE FOR SELECTION,
IMPLEMENTATION, MAINTENANCE, AND EFFECTIVENESS OF ALL SWPPP
PROPERTY LINE 2411 SYCAMORE RD
CONTROLS - CONTROLS SHOWN ON THIS SITE MAP ARE SUGGESTED CONTROLS 15 EXISTING CONTOUR DEKALB, IL 60115
ONLY.
15 PROPOSED CONTOUR
PROTOTYPE: P4E-V
2. GENERAL CONTRACTOR SHALL RECORD INSTALLATION, MAINTENANCE OR SCHEME: A
MODIFICATION, AND REMOVAL DATES FOR EACH BMP EMPLOYED (WHETHER PROPOSED LIMITS OF DISTURBANCE
CALLED OUT ON ORIGINAL SWPPP OR NOT) DIRECTLY ON THE SITE MAP. STORE #RC538
ARCHITECTS, INC.
PROPOSED DIRECTION OF OVERLAND FLOW W/GRADE
3. DRAINAGE PATTERNS ARE SHOWN ON THIS PLAN BY PROPOSED AND EXISTING
CONTOURS. PROPOSED CLOSED LID STORM STRUCTURE
KURT L. SCHMITZ 17710 Detroit Avenue Lakewood, Ohio 44107
4. TEMPORARY AND PERMANENT STABILIZATION PRACTICES AND BMP'S SHALL BE
INSTALLED AT THE EARLIEST POSSIBLE TIME DURING THE CONSTRUCTION PROPOSED OPEN LID STORM STRUCTURE
SEQUENCE. AS AN EXAMPLE, PERIMETER SILT FENCE SHALL BE INSTALLED
BEFORE COMMENCEMENT OF ANY GRADING ACTIVITIES. OTHER BMP'S SHALL BE EXISTING STORM STRUCTURE
INSTALLED AS SOON AS PRACTICABLE AND SHALL BE MAINTAINED UNTIL FINAL
SITE STABILIZATION IS ATTAINED. SEE PHASING SCHEDULE THIS SHEET.
SILT FENCE
5. BMP'S HAVE BEEN LOCATED AS INDICATED ON THIS PLAN IN ACCORDANCE WITH
GENERALLY ACCEPTED ENGINEERING PRACTICES IN ORDER TO MINIMIZE
Phone (216) 521-5134 Fax (216) 521-4824
SEDIMENT TRANSFER. FOR EXAMPLE: SILT FENCES LOCATED AT TOE OF SLOPE FILTER SOCK
AND INLET PROTECTION FOR INLETS RECEIVING SEDIMENT FROM SITE RUN-OFF.
LO 6. GENERAL CONTRACTOR TO PROVIDE INLET PROTECTION IN PUBLIC ROW ONLY 6' TALL CHAIN LINK CONSTRUCTION FENCE.
T
PROFESSIONAL OF RECORD:
DURING EARTH MOVING ACTIVITIES . GENERAL CONTRACTOR TO ENSURE
2 PONDING DOES NOT OCCUR IN PUBLIC ROW OR ON ADJACENT PROPERTIES AT
ANY TIME DURING CONSTRUCTION. CONSTRUCTION EXIT
7. THERE ARE NO ON-SITE OR ADJACENT WETLANDS OR WATERS OF THE U.S.
PERMANENT STABILIZATION.
www.adaarchitects.cc
PRESENT ON THIS PROJECT.
SEE LANDSCAPE PLAN
8. CONSTRUCTION ENTRANCE/EXIT SHALL BE LOCATED SO AS TO PROVIDE THE
LEAST AMOUNT OF DISTURBANCE TO THE FLOW OF TRAFFIC IN AND OUT OF THE PROPOSED GRATE INLET
SITE. ADDITIONALLY, THE CONSTRUCTION ENTRANCE SHALL BE LOCATED TO PROTECTION. SEE DETAIL SHEET.
COINCIDE WITH THE PHASING OF THE PARKING LOT CONSTRUCTION.
CONCRETE WASHOUT
9. GENERAL CONTRACTOR SHALL PROVIDE INLET PROTECTION FOR ANY AFFECTED (LOCATION DETERMINED BY CONTRACTOR)
INLETS DOWNSTREAM OF THE PROPOSED IMPROVEMENTS, IF NEEDED. SEE DETAIL SHEET
10. THE NATURE OF THIS SITE'S CONSTRUCTION CONSISTS OF CLEARING & SITE
PREPARATION, EARTHWORK, GRADING, UTILITIES, PAVING, AND LANDSCAPING. SWPPP INFORMATION SIGN
R
PR AIS LO 11. SEDIMENTATION BASIN: NEITHER A TEMPORARY NOR PERMANENT
W OT ING T 1 SEDIMENTATION BASIN HAS BEEN PROVIDED ON THIS SITE BECAUSE THE SITE IS TREE PROTECTION FENCE.
IT O LESS THAN 10 ACRES IN AREA.
H TY CA
3, D V N
35 EK ES PE ES 12. POST CONSTRUCTION STORM WATER POLLUTION CONTROL MEASURES INCLUDE
7 A T 4
FF GR LB IBU EV
STABILIZATION BY PERMANENT PAVING AND LANDSCAPING.
E: OS , IL LE 13. GENERAL CONTRACTOR IS RESPONSIBLE FOR MODIFYING THE SWPPP/SITE MAP
87 S
7. S. TO INCLUDE BMP'S FOR ANY OFF-SITE MATERIAL WASTE, BORROW OR
50 F. EQUIPMENT STORAGE AREAS.
14. GENERAL CONTRACTOR IS RESPONSIBLE FOR SUBMITTAL OF NOI, NOT, POSTING UPDATE EVERY ISSUANCE:
OF SITE NOTICES, AND ANY ADDITIONAL INFORMATION OR SUBMITTALS
REQUIRED BY IEPA OR LOCAL JURISDICTION. PERMIT SET
15. COORDINATE EXISTING TREES TO REMAIN WITH LANDSCAPE PLANS. ALL EXISTING
TREES TO REMAIN ARE TO RECEIVE TREE PROTECTION AROUND THE CRITICAL ENGINEER INFORMATION:
ROOT ZONE IN ORDER TO PREVENT DAMAGE DURING CONSTRUCTION. TREE EROSION CONTROL SCHEDULE AND PHASING
PROTECTION SHOULD BE INSTALLED PRIOR TO ANY DEMOLITION OR EARTH
DISTURBING ACTIVITIES. THE PROJECT SHALL BE IN GENERAL CONFORMANCE WITH THE FOLLOWING PHASING
SCHEDULE. REFERENCE THE NDPES GENERAL PERMIT FOR DETAILED REQUIREMENTS.
16. CONSTRUCTION ENTRANCE SHOWN ON THIS PLAN FOR REFERENCE ONLY.
CONTRACTOR SHALL DETERMINE FINAL LOCATION OF CONSTRUCTION PHASE 1 - DEMOLITION
ENTRANCE. A. INSTALL PERIMETER BMPs INCLUDING THE CONSTRUCTION ENTRANCE/EXIT,
SWPPP SIGNAGE, SILT FENCE, AND ALL OTHER NECESSARY BMPs ACCORDING TO
17. CONSTRUCTION FENCE SHOWN ON THIS PLAN IS FOR REFERENCE ONLY. THE LOCATION SHOWN ON THE EROSION CONTROL PLAN. CLEAR ONLY THE
) CONTRACTOR SHALL INSTALL CONSTRUCTION FENCE AROUND PROPOSED SITE MINIMUM AREA REQUIRED TO INSTALL BMPs.
23 IMPROVEMENTS AND REVISE LOCATION AS NECESSARY TO INSTALL THE B. SET THE PROJECT OFFICE TRAILER AND PREPARE TEMPORARY PARKING AND
PROPOSED IMPROVEMENTS. CONTRACTOR SHALL ENSURE THE FENCE LOCATION STORAGE AREAS. NOTE: IF LOCATION IS NOT WITHIN PROPERTY BOUNDARY, KH JOB NO. 168418019
OU DOES NOT IMPACT THE EXISTING SHOPPING CENTER SITE CIRCULATION. CONTRACTOR SHALL OBTAIN WRITTEN APPROVAL FROM CITY OF DEKALB OR
ADJACENT LAND OWNER FOR ALL AREA USED OUTSIDE OF THE PROPERTY LIMITS.
TE C. DENOTE DATES OF BMP INSTALLATION AND MAINTENANCE ON SITE-MAPS.
D. BEGIN DEMOLITION AND CLEARING OF THE SITE.
E. STABILIZATION OF DISTURBED AREAS MUST BE INITIATED WHENEVER CLEARING,
(R SITE DATA GRADING, OR EARTH DISTURBING ACTIVITIES HAVE CEASED ON ANY PORTION OF
THE SITE, OR TEMPORARILY CEASED AND WILL NOT RESUME WITHIN 14 DAYS PER
D GENERAL PERMIT REQUIREMENTS.
RO LOT AREA 1.13± AC
PHASE 2 - GRADING
TOTAL DISTURBED AREA 1.06± AC
A A. ENSURE APPROPRIATE BMPs ARE IN PLACE DOWNSTREAM OF SITE WORK OR
WHERE RUNOFF MAY EXIT THE SITE.
RE B. BEGIN GRADING THE SITE.
C. SEED AND RE-VEGETATE SLOPES AS AREAS ARE BROUGHT TO GRADE OR
STOCKPILES THAT WILL REMAIN INACTIVE FOR 14 DAYS PER GENERAL PERMIT
CA REQUIREMENTS.
MO PHASE 3 - UTILITIES
A. KEEP ALL STORM WATER POLLUTION PREVENTION MEASURES IN PLACE.
SHEET REVISIONS
B. INSTALL UTILITIES, STORM DRAINS, CURB AND GUTTERS. # DATE TYPE
SY C. INSTALL INLET PROTECTION AS SPECIFIED ON PLAN SHEETS AS STORM
0 01/24/2020 PERMIT SET
STRUCTURES ARE INSTALLED.
D. TEMPORARILY STABILIZE, THROUGHOUT CONSTRUCTION, ANY DISTURBED AREAS 1
THAT ARE LIKELY TO REMAIN INACTIVE FOR 14 DAYS.
2
PHASE 4 - PAVING
A. KEEP ALL STORM WATER POLLUTION PREVENTION MEASURES IN PLACE. 3
LO B. STABILIZE SUBGRADE. 4
T C. PAVE PARKING LOT AND SIDEWALKS AS SPECIFIED ON PLAN SHEETS.
3 5
PHASE 5 - LANDSCAPING AND DEVELOPMENT
A. INSTALL LANDSCAPING PER THE LANDSCAPE PLANS AND DETAILS. 6
B. REMOVE EROSION CONTROL DEVICES WHEN FINAL STABILIZATION IS ACHIEVED 7
PER THE NPDES GENERAL PERMIT.
C. STABILIZE ANY AREAS DISTURBED BY REMOVAL OF BMPs. 8
9
EROSION
CONTROL PLAN
DATE 1/24/2020
JOB NO. 19412
C3.0
SHEET NO.
Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
Tele: 972-769-3100 Fax: 972-769-3101
STAPLE DETAIL
PROTOTYPE ISSUE DATE: 11/20/2018
STORE:
CONCRETE
WASHOUT RAISING CANE'S
PLAN VIEW
RESTAURANT
NOT TO SCALE
2411 SYCAMORE RD
CONCRETE WASHOUT
SIGN DETAIL
DEKALB, IL 60115
(OR EQIVALENT) PROTOTYPE: P4E-V
SCHEME: A
TRUNK PROTECTION STORE #RC538
ARCHITECTS, INC.
Required if wheeled construction
equipment involved within 20' or less.
17710 Detroit Avenue Lakewood, Ohio 44107
1" boards not less than 5' long or to
KURT L. SCHMITZ
reach first scaffold branch. Wire to
SECTION B-B hold boards in place, no nails
NOT TO SCALE permitted. include wrapping of burlap
under boards.
CONCRETE WASHOUT
N.T.S.
BRANCH PROTECTION
Phone (216) 521-5134 Fax (216) 521-4824
Protect lower branches of tree
canopy. provide construction
fencing or equal at dripline (min.)
SEDIMENTATION/SILT FENCE
PROFESSIONAL OF RECORD:
WITH WIRE SUPPORT
N.T.S.
www.adaarchitects.cc
TREE PROTECTION NOTES
1. ALL TREES TO BE PROTECTED AND PRESERVED SHALL BE PER DETAIL. GROUPING OF MORE THAN ONE TREE MAY
OCCUR.
2. TREES TO BE PROTECTED AND PRESERVED SHALL BE IDENTIFIED ON THE TRUNK WITH WHITE SURVEY TAPE.
3. TO PREVENT ROOT SMOTHERING, SOIL STOCKPILES, SUPPLIES, EQUIPMENT OR ANY OTHER MATERIAL SHALL NOT BE
PLACED OR STORED WITHIN THE DRIP LINE OR WITHIN 15 FEET OF A TREE TRUNK, WHICHEVER IS GREATER.
GENERAL NOTES: 4. TREE ROOTS SHALL NOT BE CUT UNLESS CUTTING IS UNAVOIDABLE.
UPDATE EVERY ISSUANCE:
6. WHEN ROOT CUTTING IS UNAVOIDABLE, A CLEAN SHARP CUT SHALL BE MADE TO AVOID SHREDDING OR SMASHING.
ROOT CUTS SHOULD BE MADE BACK TO A LATERAL ROOT. WHENEVER POSSIBLE, ROOTS SHOULD BE CUT BETWEEN PERMIT SET
LATE FALL AND BUD OPENING, WHEN ROOT ENERGY SUPPLIES ARE HIGH AND CONDITIONS ARE LEAST FAVORABLE
FOR DISEASE CAUSING AGENTS. EXPOSED ROOTS SHALL BE COVERED IMMEDIATELY TO PREVENT DEHYDRATION. ENGINEER INFORMATION:
ROOTS SHALL BE COVERED WITH SOIL OR BURLAP AND KEPT MOIST.
7. WATERING OF PROTECTED TREES IN WHICH ROOTS WERE CUT SHALL BE PROVIDED BY THE CONTRACTOR.
8. AUGER TUNNELING RATHER THAN TRENCHING SHOULD BE USED FOR UTILITY PLACEMENT WITHIN DRIP LINE.
9. FENCING MATERIAL SHALL ENCIRCLE ANY TREE OR SHRUB WHOSE OUTER DRIP LINE EDGE IS WITHIN 20 FEET OF
ANY CONSTRUCTION ACTIVITIES.
10. FENCING MATERIAL SHALL BE BRIGHT, CONTRASTING COLOR, DURABLE, AND A MINIMUM OF FOUR FEET IN HEIGHT.
CONSTRUCTION ENTRANCE INLET PROTECTION 11. FENCING MATERIAL SHALL BE SET AT THE DRIP LINE OR 15 FEET FROM TREE TRUNK, WHICHEVER IS GREATER, AND
N.T.S. N.T.S.
MAINTAINED IN AN UPRIGHT POSITION THROUGHOUT THE DURATION OF CONSTRUCTION ACTIVITIES. KH JOB NO. 168418019
12. ANY GRADE CHANGES (SUCH AS THE REMOVAL OF TOPSOIL OR ADDITION OF FILL MATERIAL) WITHIN THE DRIP LINE
SHOULD BE AVOIDED FOR EXISTING TREES TO REMAIN. RETAINING WALLS AND TREE WELLS ARE ACCEPTABLE
ONLY WHEN CONSTRUCTED PRIOR TO GRADE CHANGE.
13. REFER TO PLANS FOR FENCE STAKING LOCATIONS.
® ™
TREE PROTECTION
™ N.T.S.
SHEET REVISIONS
TREE PROTECTION
1 NTS
#
0
DATE
01/24/2020
TYPE
PERMIT SET
1
SECTION
2
3
4
5
6
®
7
™ 8
9
EROSION
CONTROL
PLAN
DETAILS
DATE 1/24/2020
FILTER SOCK SEDIMENT CONTROL JOB NO. 19412
N.T.S.
C3.1
SHEET NO.
Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
Tele: 972-769-3100 Fax: 972-769-3101
GRAPHIC SCALE IN FEET
20 0 10 20 40
1" = 20' @ 24X36
DEMOLITION LEGEND
PROTOTYPE ISSUE DATE: 11/20/2018
STORE:
RAISING CANE'S
LO
T
2
RESTAURANT
2411 SYCAMORE RD
DEKALB, IL 60115
PROTOTYPE: P4E-V
SCHEME: A
STORE #RC538
ARCHITECTS, INC.
DEMOLITION NOTES
KURT L. SCHMITZ 17710 Detroit Avenue Lakewood, Ohio 44107
Phone (216) 521-5134 Fax (216) 521-4824
LO
T
PROFESSIONAL OF RECORD:
2
www.adaarchitects.cc
LO
T
1
UPDATE EVERY ISSUANCE:
PERMIT SET
ENGINEER INFORMATION:
23) KH JOB NO. 168418019
(R
OU
TE
RO
AD “ ”
OR
E
CA SHEET REVISIONS
M # DATE TYPE
SY 0 01/24/2020 PERMIT SET
1
2
3
LO 4
T
3 5
6
7
8
9
DEMOLITION
PLAN
Call DATE 1/24/2020
Before CAUTION!!
You Dig JOB NO. 19412
1-800-892-0123
C4.0
SHEET NO.
Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
Tele: 972-769-3100 Fax: 972-769-3101
GRAPHIC SCALE IN FEET
20 0 10 20 40
1" = 20' @ 24X36
PROTOTYPE ISSUE DATE: 11/20/2018
SITE LEGEND STORE:
LEGEND
A B6.12 BARRIER CURB AND GUTTER. SEE CONSTRUCTION DETAILS.
PROPERTY LINE
RAISING CANE'S
PROPOSED MONUMENT SIGN TO BE INSTALLED ON EXISTING
LO
T
2
B
APPLEBEE'S SIGN FOUNDATION. REFER TO SIGN PLANS.
RECYCLING/TRASH DUMPSTER LOCATION. SEE ARCHITECTURAL PLANS
ADJACENT PROPERTY LINE RESTAURANT
C FOR DETAILS OF SCREENING, GATES, BOLLARDS AND MASONRY. SAWCUT LINE 2411 SYCAMORE RD
SITE DIRECTIONAL SIGN. SEE SHEET C5.2 - STRIPING AND SIGNAGE
D
PLAN. PROPOSED CONCRETE CURB & GUTTER DEKALB, IL 60115
STOP E
DIRECTIONAL PAVEMENT MARKING. SEE SHEET C5.2 - STRIPING AND PROTOTYPE: P4E-V
SIGNAGE PLAN.
EXISTING CURB & GUTTER SCHEME: A
F BARRIER FREE RAMP. SEE CONSTRUCTION DETAILS. STORE #RC538
ARCHITECTS, INC.
G CONCRETE SIDEWALK. SEE CONSTRUCTION DETAILS. # PROPOSED PARKING COUNT
17710 Detroit Avenue Lakewood, Ohio 44107
H LANDSCAPE AREA. SEE LANDSCAPE PLANS FOR DETAILS.
KURT L. SCHMITZ
STANDARD DUTY ASPHALT PAVEMENT.
R.1
DR SEE CONSTRUCTION DETAILS.
THRIUVE DRI
I ACCESSIBLE PARKING SIGN.
12
HRUVE
HEAVY DUTY ASPHALT PAVEMENT. SEE
R.2
T 6
J 4" PIPE BOLLARD. REFER TO ARCHITECTURAL PLANS. CONSTRUCTION DETAILS.
DRIVE THRU ORDER BOARD, PRE-ORDER BOARD OR HEIGHT
K HEAVY DUTY CONCRETE PAVEMENT,
DETECTOR. SEE ARCHITECTURAL PLANS FOR DETAILS.
R.3 INTEGRAL COLOR 860 GRAPHITE (IRON
Phone (216) 521-5134 Fax (216) 521-4824
L BIKE RACK. SEE ARCHITECTURAL PLANS FOR DETAILS. OXIDE) SEE GENERAL NOTES - PAVING
NOTES.
M PAVEMENT STRIPING. SEE SHEET C5.2 - STRIPING AND SIGNAGE PLAN. STANDARD DUTY CONCRETE FOR
LO R.4 SIDEWALKS. SEE CONSTRUCTION DETAILS.
T E
PROFESSIONAL OF RECORD:
PROPOSED FIRE HYDRANT. SEE SHEET C7.0 - UTILITY PLAN FOR
2 NT ER
N DETAILS.
STO O R.5 PATIO PAVEMENT. SEE ARCHITECTURAL
P NOT
O NOT USED. PLANS.
D HEAVY DUTY CONCRETE PAVEMENT AT TRASH
www.adaarchitects.cc
STO P
TIE PROPOSED CURB AND GUTTER TO EXISTING CURB & GUTTER
WITH SMOOTH, CONTINUOUS TRANSITIONS.
R.6 ENCLOSURE. INTEGRAL COLOR 860 GRAPHITE
P (IRON OXIDE) SEE CONSTRUCTION DETAILS
Q SAWCUT LINE.
R.1 STANDARD DUTY ASPHALT PAVEMENT. SEE CONSTRUCTION DETAILS.
R.2 HEAVY DUTY ASPHALT PAVEMENT. SEE CONSTRUCTION DETAILS . SITE NOTES
HEAVY DUTY INTEGRAL COLORED CONCRETE PAVEMENT. SEE
R.3
CONSTRUCTION DETAILS AND GENERAL NOTES. 1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY
STANDARD DUTY CONCRETE PAVEMENT. FOR SIDEWALK. SEE REGULATIONS AND CODES AND O.S.H.A. STANDARDS.
R R.4
PR AIS LO CONSTRUCTION DETAILS .
W OT ING T 1
2. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR SITE
IT O R.5 PATIO AREA PAVING. SEE ARCHITECTURAL PLANS FOR DETAILS. LIGHTING & ELECTRICAL PLAN.
H TY CA
3, D V N
35 EK ES PE ES R.6
HEAVY DUTY INTEGRAL COLORED CONCRETE PAVEMENT AT TRASH 3. REFERENCE ARCHITECTURAL PLANS FOR DUMPSTER ENCLOSURE
7 A T 4 ENCLOSURE. SEE CONSTRUCTION DETAILS. DETAILS.
FF GR LB IBU EV TRANSFORMER PAD LOCATION. SEE ELECTRICAL PLANS FOR
E: OS , IL LE S DETAILS. 4. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE
87 S ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COSTS
7. S.
50 F. T NOT USED SHALL BE INCLUDED IN BASE BID.
5. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS UPDATE EVERY ISSUANCE:
U LIGHT POLE. SEE LIGHTING PLANS FOR DETAILS.
OTHERWISE NOTED ON PLANS) INCLUDING BUT NOT LIMITED TO, ALL
V
UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS PERMIT SET
D NOT USED REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING
THRRIVE W TRASH RECEPTACLE. SEE ARCHITECTURAL PLANS FOR DETAILS
AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS
AND SHALL BE APPROVED BY SUCH. ALL COSTS SHALL BE INCLUDED IN ENGINEER INFORMATION:
10 U BASE BID.
X NOT USED 6. EXISTING SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD
INFORMATION TAKEN FROM A SURVEY BY COMPASS SURVYEING, LTD.
Y COVERED PATIO. SEE ARCHITECTURAL PLANS FOR DETAILS. DATED NOVEMBER 4TH 2019.
7. TOTAL LAND AREA IS 1.13 ACRES.
8. ALL PROPOSED PAVING IN CITY R.O.W. AND EASEMENTS TO CONFORM TO
) CITY OF DEKALB STANDARDS.
23
9. CONTRACTOR SHALL ADJUST EXISTING VALVES, MANHOLE RIMS, ETC. AS KH JOB NO. 168418019
OU NECESSARY TO MATCH FINISHED GRADE.
TE SITE ANALYSIS TABLE 10. REFERENCE LANDSCAPE PLANS FOR PROPOSED BUFFERS, SCREENING,
AND PLANTING.
(R LOT 1 OF OAKLAND PLACE RESUBDIVISION
11. THERE ARE EXISTING TREES ONSITE. REFER TO LANDSCAPE PLAN FOR
PD - C: PLANNED DEVELOPMENT TREES TO REMAIN.
D EXISTING ZONING
- COMMERCIAL
RO PROPOSED USE RESTAURANT W/ DRIVE THRU
12. CONTRACTOR SHALL SAWCUT ALONG ALL EXISTING PAVMENT TO
PROVIDE CLEAN UNIFORM SURFACE TO TIE INTO PROPOSED PAVEMENT.
A LOT AREA
GROSS BUILDING AREA
49,325 SF / 1.13 AC
3,357 SF
RE
REQUIRED PROVIDED
CA TOTAL PARKING 76 SPACES* 46 SPACES
18 MO ACCESSIBLE 2 SPACES 2 SPACES BENCHMARKS SHEET REVISIONS
REFERENCE BENCHMARK:
# DATE TYPE
SY *FAST FOOD PARKING SPACE REQUIREMENTS: 1 SPACE FOR EVERY 2
MF0450 ST SYCAMORE, DEKALB COUNTY, AT THE POST OFFICE, 18 FEET EAST OF THE
NORTH ENTRANCE, IN THE NORTHEAST CORNER OF THE STONE WATER TABLE 0 01/24/2020 PERMIT SET
SEATS, PLUS 1 SPACE FOR EVERY EMPLOYEE ON THE MAXIMUM SHIFT,
BETWEEN THE TWO EAST STONE COLUMNS, AND ABOUT 4 FET ABOVE THE WALK. A
PLUS 5 STACKING SPACES FOR EACH DRIVE-THROUGH PICK-UP 1
UNITED STATES GEOLOGICAL SURVEY STANDARD DISK, STAMPED ILL 38 A 1923.
WINDOW. A VARIANCE WILL BE REQUIRED.
2
DATUM: US STATE PLAN 1983 IL EAST
ELEVATION = 879.94 3
LO SITE BENCHMARK: 4
T
3 5
SITE BENCHMARK #1
CONTROL POINT 500-CUT CROSS ON SOUTHEASTERLY SIDE OF TRAFFIC ISLAND 6
NEAR NORTHWEST LIMITS OF SITE ELEVATION = 876.06
7
SITE BENCHMARK #2 8
CUT CROSS ON EAST SIDE OF TRAFFIC ISLAND NEAR SOUTHWEST LIMITS OF SITE
ELEVATION = 875.76 9
SITE KEYNOTE
PLAN
Call DATE 1/24/2020
Before CAUTION!!
You Dig JOB NO. 19412
1-800-892-0123
C5.0
SHEET NO.
Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
Tele: 972-769-3100 Fax: 972-769-3101
BENCHMARKS
GRAPHIC SCALE IN FEET
20 0 10 20 40
1" = 20' @ 24X36
PROTOTYPE ISSUE DATE: 11/20/2018
STORE:
RAISING CANE'S
LO
T
2
RESTAURANT
2411 SYCAMORE RD
DEKALB, IL 60115
PROTOTYPE: P4E-V
SCHEME: A
STORE #RC538
ARCHITECTS, INC.
DIMENSION NOTES LEGEND
KURT L. SCHMITZ 17710 Detroit Avenue Lakewood, Ohio 44107
1. ALL CURB RADII ARE TO BE 3' UNLESS OTHERWISE NOTED. PROPERTY LINE
2. ALL DIMENSIONS ARE TO FACE OF CURB UNLESS ADJACENT PROPERTY LINE
OTHERWISE NOTED.
3. ALL CURBS SHALL BE 6" STANDARD EXCEPT WHERE PROPOSED CONCRETE CURB
OTHERWISE NOTED ON PLANS.
Phone (216) 521-5134 Fax (216) 521-4824
4. REFERENCE LANDSCAPE PLANS FOR PROPOSED BUFFERS, EXISTING CURB
SCREENING, AND PLANTING.
LO
T RA
PROFESSIONAL OF RECORD:
2
PR IS LO
W OT ING T 1
www.adaarchitects.cc
IT O
H T CA
3, DE VE YP N
35 K S E E
7 A T 4 S
FF G LB I BU EV
R
E: O , IL L
R 87 SS E
PR AIS LO
W OT ING T 1 7. S
IT O
H T CA 50 .F
3, D Y
35 EK VES PE NE
S
.
FF 7 G ALB TIB 4EV
R
E: O , IL L U
87 SS E
7. S
50 .F
.
UPDATE EVERY ISSUANCE:
PERMIT SET
ENGINEER INFORMATION:
)
23
TE
KH JOB NO. 168418019
(R
OU
AD
RO
E
OR
CA
M SHEET REVISIONS
# DATE TYPE
SY 0 01/24/2020 PERMIT SET
1
INSET 1 2
3
SCALE: 1"=10'
LO 4
T REFERENCE ARCHITECTURAL PLANS FOR DETAILS AND EXACT LOCATION OF MENU BOARD,
3 5
HEIGHT DETECTOR AND PRE-ORDER BOARD.
6
7
8
9
DIMENSION
CONTROL PLAN
Call DATE 1/24/2020
Before CAUTION!!
You Dig JOB NO. 19412
1-800-892-0123
C5.1
SHEET NO.
Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
NON REFLECTIVE NON REFLECTIVE
WHITE LATEX PAINT WHITE LATEX PAINT
Tele: 972-769-3100 Fax: 972-769-3101
0.080 GUAGE ALUMINUM
HANDICAPPED PARKING
SIGN. SIGN TO MEET ALL
FEDERAL, STATE AND LOCAL 1'-6"
CODES. GRAPHIC SCALE IN FEET
20 0 10 20 40
4'-6"
2" X 2" X .188 GALVANIZED
STEEL TUBE. EXTEND INTO 1" = 20' @ 24X36
20'-0" OR AS REQUIRED
CONCRETE. PROVIDE 4'-4"
WELDED, WATERTIGHT CAP. 4" 4"
PROTOTYPE ISSUE DATE: 11/20/2018
STORE:
PAVEMENT 2'-6"
28"
RAISING CANE'S
LO
T
2
RESTAURANT
2'-8"
4" SOLID WHITE LINE. 2'-6" 2411 SYCAMORE RD
(TYPICAL ALL PARKING 8"
STRIPING)
DEKALB, IL 60115
STOP 15" 9" 15" 15" PROTOTYPE: P4E-V
1'-0" CONCRETE 4" OR 8".
SITE LEGEND SCHEME: A
DIAMETER BASE 3"
TYPICAL PAVEMENT MARKINGS SEE PLAN.
1'-0" PROPERTY LINE STORE #RC538
ARCHITECTS, INC.
SEE DETAIL THIS SHEET TYPICAL PAVEMENT TRAFFIC ARROW TYPICAL LETTER
DIA.
STRIPING ADJACENT PROPERTY LINE
NOTE:
17710 Detroit Avenue Lakewood, Ohio 44107
PAINT SHALL BE APPLIED AT A THICKNESS OF 22 WET MILS AND 15 DRY MILS. PROPOSED CONCRETE
TYPICAL PAVEMENT MARKINGS
KURT L. SCHMITZ
CURB & GUTTER
SEE DETAIL THIS SHEET
DR TYPICAL PAVEMENT MARKINGS
ONLY "HANDICAPPED PARKING" SIGN POST DETAIL TYPICAL PAVEMENT MARKINGS
THRIUVE DRI
SEE DETAIL THIS SHEET
N.T.S. N.T.S. EXISTING CONCRETE CURB
HRUVE
& GUTTER
HEIGHT DETECTOR. SEE T TYPICAL PAVEMENT MARKINGS
ARCH DETAIL SHEET SEE DETAIL THIS SHEET
BENCHMARKS
Phone (216) 521-5134 Fax (216) 521-4824
HEIGHT DETECTOR. SEE
ARCH DETAIL SHEET WHITE THERMOPLASTIC
LO 7" STOP BAR
T E
PROFESSIONAL OF RECORD:
2 NTER
6"
2' 8' 2'
STO O 3'-6"
P NOTD
www.adaarchitects.cc
STO 2'
12" WHITE PAINTED
P 2" 10"
4" WHITE PAINTED
STRIPING AT 45° 2' O.C. STRIPING AT 3' O.C. 22"
PROPOSED MONUMENT SIGN. 6"
3'-10"
4" SOLID WHITE LINE.
REFERENCE SIGNAGE PLANS 6'
(TYPICAL ALL PARKING 8" SOLID WHITE DRIVE THRU
STRIPING) STRIPE. SEE DETAIL THIS SHEET 1'-7
16" 9" "
16"
R 4" TYP.
PR AIS LO 5-1/2"
10"
PRE-ORDER BOARD. SEE W OT ING T 1 5-1/2"
ARCH DETAIL SHEET. IT O 2" 1-8"
4" WHITE PAINTED H T CA 4" SOLID WHITE LINE. 1'-8"
3, D Y
STRIPING AT 45° 2' O.C. 35 EK VES PE NE (TYPICAL ALL PARKING 0"
115° 1-8"
S 1'-8"
FF 7 G ALB TIB 4EV
STRIPING)
R
E: O , IL L U
87 SS E 4'-6"
12' UNLESS OTHERWISE NOTED
7. S
50 .F NOTE:
. 1. ALL TRAFFIC MARKINGS TO BE THERMOPLASTIC AS PER DIMENSIONS NOTE: UPDATE EVERY ISSUANCE:
SHOWN. 1. ALL TRAFFIC MARKINGS TO BE THERMOPLASTIC AS PER DIMENSIONS SHOWN.
4" WHITE PAINTED TYPICAL PAVEMENT MARKINGS
2. HANDICAPPED PARKING SYMBOLS SHALL BE PAINTED YELLOW. PERMIT SET
STRIPING AT 45° 2' O.C. D SEE DETAIL THIS SHEET STOP BAR DETAIL
THRRIVE
PRE-ORDER BOARD. SEE
HANDICAPPED PARKING SYMBOL DETAIL
4" SOLID WHITE PAINT N.T.S.
ARCH DETAIL SHEET. N.T.S. ENGINEER INFORMATION:
STRIPING AT 45° 2' O.C.
U
ORDER BOARD. SEE
ARCH DETAIL SHEET.
8" SOLID WHITE DRIVE THRU
STRIPE. SEE DETAIL THIS SHEET )
TYPICAL PAVEMENT MARKINGS
ORDER BOARD. SEE
23
SEE DETAIL THIS SHEET
ARCH DETAIL SHEET.
OU KH JOB NO. 168418019
4" SOLID WHITE PAINT
STRIPING AT 45° 2' O.C.
4" SOLID WHITE PAINT
STRIPING AT 45° 2' O.C. TE
(R 2" DIA. GALVANIZED STEEL
PIPE PROVIDE WELDED,
AD
4" SOLID WHITE PAINT
STRIPING AT 45° 2' O.C. RO STANDARD RED
ONLY WATERTIGHT CAP.
7'-0" MIN.
STANDARD 30X30 RED "E1" 18"x24"
AND WHITE SIGN RIGHT TURN ONLY
R5-1 30"X30" STOP SIGN
E R3-5 30" x 30"
"J" 30"x30"
CA STANDARD PARKING LOT SIGNS
FINISHED GRADE
4" SOLID WHITE PAINT
STRIPING AT 45° 2' O.C.
MO N.T.S.
R SHEET REVISIONS
# DATE TYPE
SY 0 01/24/2020 PERMIT SET
2'-6"
1
HANDICAPPED SIGNS TO BE IN
ACCORDANCE WITH ADA
2
4" SOLID YELLOW PAINTED
STRIPES AT 2' O.C. STANDARDS. 3
(TYP.)
LO 1'-0" CONCRETE 4
T DIAMETER BASE 3"
3 5
1'-0" 6
DIA.
7
PAINT 8
STANDARD
HANDICAPPED 9
SYMBOL
SIGN POST DETAIL
N.T.S.
STRIPING AND
SIGNAGE PLAN
NOTES:
1. DIMENSIONS MAY VARY REFER TO SITE GEOMETRICS PLAN. Call DATE 1/24/2020
2. SIGNAGE AND MARKINGS TO BE IN ACCORDANCE WITH FEDERAL, Before CAUTION!!
STATE AND LOCAL REGULATIONS. You Dig JOB NO. 19412
ACCESSIBLE PARKING DETAIL
N.T.S.
1-800-892-0123
C5.2
SHEET NO.
Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
GRADING NOTES
1. ALL CONSTRUCTION TO BE IN ACCORDANCE WITH THESE PLANS AND
CITY
THE
OF DEKALB
STANDARDS AND SPECIFICATIONS. GRAPHIC SCALE IN FEET
0
Tele: 972-769-3100 Fax: 972-769-3101
20 10 20 40
2. PRIOR TO STARTING CONSTRUCTION, THE CONTRACTOR SHALL MAKE CERTAIN THAT ALL REQUIRED PERMITS AND
APPROVALS HAVE BEEN OBTAINED. NO CONSTRUCTION OR FABRICATION SHALL BEGIN UNTIL THE CONTRACTOR HAS 1" = 20' @ 24X36
RECEIVED AND THOROUGHLY REVIEWED ALL PLANS AND OTHER DOCUMENTS APPROVED BY ALL OF THE PERMITTING
AUTHORITIES. GRADING LEGEND
3. THE GENERAL CONTRACTOR AND ALL SUB-CONTRACTORS SHALL VERIFY THE SUITABILITY OF ALL EXISTING AND PROPOSED
SITE CONDITIONS INCLUDING GRADES AND DIMENSIONS BEFORE COMMENCEMENT OF ANY CONSTRUCTION. THE ENGINEER PROTOTYPE ISSUE DATE: 11/20/2018
SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES. MINOR ADJUSTMENTS TO FINISH GRADE TO ACCOMPLISH SPOT STORE:
DRAINAGE ARE ACCEPTABLE, IF NECESSARY, UPON PRIOR APPROVAL OF ENGINEER. PAVING INSTALLED SHALL "FLUSH OUT"
AT ANY JUNCTURE WITH EXISTING PAVING.
4. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN
RAISING CANE'S
LO
T
2
ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS
TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST
700 RESTAURANT
CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD
LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH 700 2411 SYCAMORE RD
CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS.
DEKALB, IL 60115
5. ALL CUT OR FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED.
PROTOTYPE: P4E-V
6. EXISTING AND PROPOSED GRADE CONTOUR INTERVALS SHOWN AT 1 FOOT. 1.00% SCHEME: A
7. THE CONTRACTOR SHALL ADHERE TO ALL TERMS & CONDITIONS AS OUTLINED IN THE EPA OR APPLICABLE STATE GENERAL STORE #RC538
ARCHITECTS, INC.
N.P.D.E.S. PERMIT FOR STORM WATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES. FL
8. CONTRACTOR SHALL ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUS TS
17710 Detroit Avenue Lakewood, Ohio 44107
GRADE.
KURT L. SCHMITZ
9. CONTRACTOR SHALL ASSURE POSITIVE DRAINAGE AWAY FROM BUILDINGS FOR ALL NATURAL AND PAVED AREAS. ME
10. FOR CURRENT TOPOGRAPHIC INFORMATION
REFER TO SHEETV0.0 ALTA SURVEY
. IF THE CONTRACTOR DOES NOT ACCEPT FG
EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR
EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW.
EG
11. ALL UNSURFACED AREAS DISTURBED BY GRADING OPERATION SHALL RECEIVE 4 INCHES OF TOPSOIL. CONTRACTOR SHALL
APPLY STABILIZATION FABRIC TO ALL SLOPES 4H:1V OR STEEPER. CONTRACTOR SHALL STABILIZE DISTURBED AREAS IN R
Phone (216) 521-5134 Fax (216) 521-4824
ACCORDANCE WITH GOVERNING SPECIFICATIONS UNTIL A HEALTHY STAND OF VEGETATION IS OBTAINED.
12. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME.
LO
T
PROFESSIONAL OF RECORD:
13. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT BUILDING FOOTPRINT DIMENSIONS.
2
14. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS AND FINAL GEOTECH REPORT FOR BUILDING SUBGRADE
PREPARATION REQUIREMENTS.
www.adaarchitects.cc
15. CONTRACTOR SHALL ADJUST EXISTING VALVES, MANHOLE RIMS, ETC. AS NECESSARY TO MATCH FINISHED GRADE.
CONTRACTOR SHALL CONFIRM ALL EXISTING MANHOLES WITHIN PROJECT AREA ARE IN COMPLIANCE WITHCITY OF
CURRENT
DEKALB AND DEKALB COUNTY
REQUIREMENTS. CONTRACTOR SHALL IMPROVE STRUCTURES AS NECESSARY TO MEET
CURRENT REQUIREMENTS.
16. ALL ELEVATIONS ARE TOP OF PAVEMENT UNLESS NOTED OTHERWISE. TO GET TOP OF CURB ELEVATIONS ADD 6" TO THE
UTILITY LEGEND
ELEVATION SHOWN.
17. GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO ADA
STANDARDS. SLOPES SHALL NOT EXCEED 5% LONGITUDINAL SLOPE OR 2% CROSS SLOPE. SIDEWALK ACCESS TO EXTERNAL
BUILDING DOORS SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT
BE MET AT ANY LOCATION.
R
PR AIS LO 18. ANY PROPOSED CONTOURS SHOWN ARE APPROXIMATE. PROPOSED SPOT ELEVATIONS AND DESIGNATED GRADIENT ARE TO
W OT ING T 1 BE USED IN THE EVENT OF ANY DISCREPANCIES.
IT O
H T CA 19. REFER TO EROSION CONTROL PLAN FOR EROSION CONTROL DEVICES TO BE INSTALLED PRIOR TO COMMENCING GRADING
3, D Y
35 EK VES PE NE OPERATIONS.
S
FF 7 G ALB TIB 4EV
R
E: O , IL L U 20. ALL VEGETATION SHALL BE CLEARED AND GRUBBED FOR ALL AREAS TO BE DISTURBED.
87 SS E
7. S 21. ALL FILL TO BE PLACED SHALL BE IN ACCORDANCE WITH THE CURRENT APPLICABLE GEOTECHNICAL REPORT
50 .F RECOMMENDATIONS.
. T UPDATE EVERY ISSUANCE:
PERMIT SET
ENGINEER INFORMATION:
)
23
E
OU KH JOB NO. 168418019
T
(R
RO
AD
RE
MO
SY SHEET REVISIONS
CA # DATE TYPE
0 01/24/2020 PERMIT SET
1
2
3
LO 4
T
3 GRADING DETAIL 1 5
SCALE: 1" = 10' 6
7
8
9
GRADING PLAN
Call DATE 1/24/2020
Before CAUTION!!
You Dig JOB NO. 19412
GRADING DETAIL 2 GRADING DETAIL 3 1-800-892-0123
C6.0
SHEET NO.
SCALE: 1" = 10' SCALE: 1" = 10'
UTILITY KEYNOTE LEGEND UTILITY CROSSING LEGEND
A PROPOSED GREASE TRAP. REFERENCE ARCHITECTURAL/MEP PLANS.
Restaurant Support Office
B INSTALL TWO 4" PVC CONDUIT FOR TELEPHONE AND INTERNET.
PROPOSED TELEPHONE AND INTERNET ENTRY.
C
REFERENCE ARCHITECTURAL PLANS FOR CONNECTION.
6800 Bishop Road, Plano, TX 75024
D BEGIN UNDERGROUND ELECTRIC CONDUIT.
LO
T E INSTALL 2 EACH 4" PVC FOR ELECTRIC
2
PROPOSED VAULT MOUNTED TRANSFORMER. CONCRETE PAD BY DEVELOPER.
F
Tele: 972-769-3100 Fax: 972-769-3101
CONTRACTOR TO INSTALL BOLLARD PER COMED REQUIREMENTS.
G PROPOSED ELECTRIC SERVICE ENTRY. REFERENCE ARCHITECTURAL PLANS.
H NOT USED GRAPHIC SCALE IN FEET
20 0 10 20 40
I INSTALL ONE 2" PVC CONDUIT FOR GAS SERVICE LINE
1" = 20' @ 24X36
J GAS METER LOCATION.
K
GAS ENTRY. REFERENCE ARCHITECTURAL PLANS FOR CONTINUATION UTILITY LEGEND PROTOTYPE ISSUE DATE: 11/20/2018
(PLUMBING). STORE:
L SDR-26 SANITARY SEWER PIPE.
PROPOSED 34" EACH H/C WATER TO DUMPSTERS WITH RPZ VALVES. REFERENCE
RAISING CANE'S
M
MEP PLANS.
PROPOSED 6" WATER LINE ENTRY. PROPOSED 2" DOMESTIC TAP AND VALVE
RESTAURANT
N OFF OF 6" WATER LINE TO BE LOCATED INSIDE BUILDING. WATER METER AND
BACKFLOW PREVENTERS TO BE LOCATED INSIDE BUILDING. REFERENCE MEP 2411 SYCAMORE RD
PLANS FOR CONTINUATION.
LO DEKALB, IL 60115
T O
PROPOSED FIRE DEPARTMENT CONNECTION. REFER TO ARCH/MEP PLANS FOR
PROTOTYPE: P4E-V
2 DETAILS.
P PROPOSED FIRE HYDRANT.
SCHEME: A
STORE #RC538
ARCHITECTS, INC.
PROPOSED MONUMENT SIGN TO BE INTERNALLY ILLUMINATED W/ ELECTRONIC
Q
MESSAGING BOARD. SEE NOTE 16.
121" IRRIGATION LINE. CONNECT TO IRRIGATION BOX. (BACKFLOW PREVENTER TO
R
17710 Detroit Avenue Lakewood, Ohio 44107
BE LOCATED INSIDE BUILDING).
KURT L. SCHMITZ
BENCHMARKS
R
Phone (216) 521-5134 Fax (216) 521-4824
PR AIS LO
W OT ING T 1
IT O C
H
3, DE VE TYP AN
35 K S E E
PROFESSIONAL OF RECORD:
S
FF 7 G ALB TIB 4EV
R
E: O , IL L U
87 SS E
7. S
www.adaarchitects.cc
50 .F
.
SANITARY STRUCTURE TABLE
)
23
X1
TE
X2 OU
X3 UTILITY NOTES
X4
X5
(R 1. SEE MEP PLANS FOR ALL UTILITY CONNECTIONS INTO BUILDING. UPDATE EVERY ISSUANCE:
RO 2. REFER TO CITY STANDARDS AND DETAILS FOR TRENCHING, BEDDING, BACKFILL, AND TRENCH
COMPACTION REQUIREMENTS.
PERMIT SET
X6 AD 3. REFER TO ARCHITECTURE PLANS FOR LOCATION AND SIZING OF SLEEVES FOR FRANCHISE ENGINEER INFORMATION:
UTILITIES, IRRIGATION, ETC.
AM 4. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED
UTILITIES.
OR 5. CONTRACTOR SHALL NOTIFY THE UTILITY AUTHORITIES INSPECTORS 72 HOURS BEFORE
E CONNECTING TO ANY EXISTING LINE.
SY 6. ALL SANITARY SEWER LINES SHALL BE PVC MEETING, ASTM D-3034 SDR 26 EXCEPT FOR
SANITARY SEWER THAT CROSSES ABOVE WATER MAIN, THIS PIPE SHALL BE AWWA C900 (UNLESS
C WATER MAIN CASING IS UTILIZED). PROVIDE 42" MINIMUM COVER.
KH JOB NO. 168418019
7. WATER LINES SHALL BE AS FOLLOWS:
PRIVATE (LARGER THAN 3 INCHES): DUCTILE IRON PIPE, CLASS 52 OR POLYVINYL
CHLORIDE PLASTIC PIPE (ASTM D-3212 AND AWWA C900)
PRIVATE (3 INCHES OR SMALLER): TYPE "K" SOFT COPPER, ASTM B88
8. CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF
LO DEKALB WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER LINE.
T
3
9. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DEFLECT ELECTRIC, GAS, CABLE, AND TELEPHONE
CONDUIT AND PIPING AS REQUIRED TO AVOID UTILITY CONFLICTS.
10. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF
EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS
UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE
INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST
CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO
REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE
CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED SHEET REVISIONS
IMPROVEMENTS SHOWN ON THE PLANS.
# DATE TYPE
STORM STRUCTURE TABLE 11. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY PERMITS, INSPECTIONS AND/OR
CERTIFICATIONS REQUIRED BY CITY CODES AND/OR UTILITY SERVICE COMPANIES. 0 01/24/2020 PERMIT SET
12. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION
1
REQUIREMENTS AND SPECIFICATIONS IN REGARDS TO TAPS, HYDRANTS, VALVES, ETC. 2
13. CONTRACTOR IS RESPONSIBLE FOR PAVEMENT REPLACEMENT REQUIRED FOR ALL UTILITY 3
INSTALLATIONS PER CITY OF DEKALB STANDARDS.
4
14. WATER TIGHT CONNECTION SHALL BE MADE USING A RESILIENT CONNECTOR "SEAL BOOT" PER 5
ASTM C-923.
6
15. CONTRACTOR SHALL MAINTAIN A MINIMUM OF 5.5 FEET COVER ON ALL WATER LINES. 7
WATER STRUCTURE TABLE 16. CONTRACTOR TO PROVIDE POWER TO MONUMENT SIGN. REFER TO ELECTRICAL SITE PLAN FOR 8
ROOF DRAIN STRUCTURE TABLE SIZE AND TYPE.
9
17. UTILITIES TO BE CORED UNDER TREE ROOTS WITHIN DRIPLINE.
UTILITY PLAN
Call DATE 1/24/2020
Before CAUTION!!
You Dig JOB NO. 19412
1-800-892-0123
C7.0
SHEET NO.
Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
Tele: 972-769-3100 Fax: 972-769-3101
PROTOTYPE ISSUE DATE: 11/20/2018
STORE:
RAISING CANE'S
RESTAURANT
2411 SYCAMORE RD
DEKALB, IL 60115
PROTOTYPE: P4E-V
SCHEME: A
STORE #RC538
ARCHITECTS, INC.
KURT L. SCHMITZ 17710 Detroit Avenue Lakewood, Ohio 44107
Phone (216) 521-5134 Fax (216) 521-4824
PROFESSIONAL OF RECORD:
www.adaarchitects.cc
UPDATE EVERY ISSUANCE:
PERMIT SET
ENGINEER INFORMATION:
KH JOB NO. 168418019
SHEET REVISIONS
# DATE TYPE
0
SANITARY SEWER PROFILE
01/24/2020 PERMIT SET
1
2
N.T.S. 3
4
5
6
7
8
9
UTILITY PROFILE
Call DATE 1/24/2020
Before CAUTION!!
You Dig JOB NO. 19412
1-800-892-0123
C7.1
SHEET NO.
Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
Tele: 972-769-3100 Fax: 972-769-3101
PROTOTYPE ISSUE DATE: 11/20/2018
STANDARD DUTY HEAVY DUTY HEAVY DUTY STORE:
HEAVY DUTY CONCRETE PAVEMENT
ASPHALTIC PAVEMENT SECTION ASPHALTIC PAVEMENT SECTION CONCRETE PAVEMENT SECTION SECTION (AT TRASH ENCLOSURE) RAISING CANE'S
N.T.S. N.T.S. N.T.S. N.T.S.
RESTAURANT
2411 SYCAMORE RD
CONCRETE SIDEWALK DEKALB, IL 60115
N.T.S.
PROTOTYPE: P4E-V
SCHEME: A
STORE #RC538
ARCHITECTS, INC.
KURT L. SCHMITZ 17710 Detroit Avenue Lakewood, Ohio 44107
Phone (216) 521-5134 Fax (216) 521-4824
PROFESSIONAL OF RECORD:
www.adaarchitects.cc
SIDEWALK AND SIDEWALK RAMP UPDATE EVERY ISSUANCE:
B6.12 CURB & GUTTER
N.T.S.
N.T.S.
PERMIT SET
ENGINEER INFORMATION:
WATERMAIN CONFLICTS
N.T.S.
KH JOB NO. 168418019
PAVEMENT FLOW LINE
SLIGHTLY WARP PAVEMENT
AND CURB & GUTTER TO
MEET TOP OF FRAME
SHEET REVISIONS
PROVIDE EXPANSION # DATE TYPE
JOINT
0 01/24/2020 PERMIT SET
STRUCTURE FRAME AND
GRATE AS INDICATED 1
ON PLANS
2
BACK OF CURB 3
4
PLAN VIEW 5
*SEE PLAN FOR CURB AND GUTTER TYPE
6
7
18" BC TO CL FRAME 8
9
6"
BACK OF CURB
CONSTRUCTION
DETAILS
2' DIAMETER STORM INLET STORM MANHOLE (FLAT TOP) DATE 1/24/2020
N.T.S. N.T.S.
STORM STRUCTURE
JOB NO. 19412
SECTION VIEW
INLET AT CURB FRAME LOCATION
C8.0
N.T.S. SHEET NO.
Restaurant Support Office
6800 Bishop Road, Plano, TX 75024
Tele: 972-769-3100 Fax: 972-769-3101
PROTOTYPE ISSUE DATE: 11/20/2018
STORE:
RAISING CANE'S
RESTAURANT
2411 SYCAMORE RD
DEKALB, IL 60115
PROTOTYPE: P4E-V
SCHEME: A
STORE #RC538
ARCHITECTS, INC.
KURT L. SCHMITZ 17710 Detroit Avenue Lakewood, Ohio 44107
Phone (216) 521-5134 Fax (216) 521-4824
PROFESSIONAL OF RECORD:
www.adaarchitects.cc
UPDATE EVERY ISSUANCE:
PERMIT SET
ENGINEER INFORMATION:
KH JOB NO. 168418019
SHEET REVISIONS
# DATE TYPE
0 01/24/2020 PERMIT SET
1
2
3
4
5
6
7
8
9
CONSTRUCTION
DETAILS
DATE 1/24/2020
JOB NO. 19412
C8.1
SHEET NO.
CONSTRUCTION
CITY OF DEKALB SANITARY DISTRICT DETAILS
C8.2
CONSTRUCTION
CITY OF DEKALB SANITARY DISTRICT DETAILS C8.3
CONSTRUCTION
CITY OF DEKALB SANITARY DISTRICT DETAILS
C8.4
CONSTRUCTION
CITY OF DEKALB SANITARY DISTRICT DETAILS
C8.5
Restaurant Support Office
GRAPHIC SCALE IN FEET
20 0 10 20 40
6800 Bishop Road, Plano, TX 75024
1" = 20' @ 24X36
Tele: 972-769-3100 Fax: 972-769-3101
PLANT SCHEDULE
3 TREES CODE QTY BOTANICAL / COMMON NAME CONT CAL SIZE
HA PROTOTYPE ISSUE DATE: 11/20/2018
AA 3 ACER FREEMANII `ARMSTRONG` / FREEMAN MAPLE B&B 2.5" CAL MIN STORE:
GG 3 GINKGO BILOBA `GOLDEN GLOBE` / GOLDEN GLOBE GINKGO B&B 2.5" CAL MIN
RAISING CANE'S
1
GG
RESTAURANT
GS2 3 GLEDITSIA TRIACANTHOS `SKYLINE` / SKYLINE HONEY LOCUST B&B 2.5" CAL MIN
STOP 3
VA 4
2411 SYCAMORE RD
ZM DEKALB, IL 60115
3 TL 3 TILIA AMERICANA / AMERICAN LINDEN B&B 2.5" CAL MIN PROTOTYPE: P4E-V
HA
SCHEME: A
TURF SOD, TYP. 3 ZM 4 ZELKOVA SERRATA `MUSASHINO` / SAWLEAF ZELKOVA B&B 2.5" CAL MIN STORE #RC538
ARCHITECTS, INC.
VA
1
GG 3 EVERGREEN TREES CODE QTY BOTANICAL / COMMON NAME CONT CAL SIZE
DR
17710 Detroit Avenue Lakewood, Ohio 44107
THRIUVE DRI
HA
KURT L. SCHMITZ
1
GG
T HRUVE 62
TD2
JS 7 JUNIPERUS CHINENSIS `SPARTAN` / SPARTAN JUNIPER B&B 4` HT MIN
ANNUAL, BY OWNER, TYP. 68 sf SHRUBS CODE QTY BOTANICAL / COMMON NAME CONT SPACING SIZE
A
AU 27 ARONIA MELANOCARPA `UCONNAM166` / LOW SCAPE HEDGER CHOKEBERRY 3 GAL 18" HT MIN
52 sf 14 sf
Phone (216) 521-5134 Fax (216) 521-4824
A 3 ANNUAL, BY OWNER, TYP.
A CK
14
E NT
MONUMENT SIGN CA 19 CORNUS SANGUINEA `CATO` TM / ARCTIC SUN DOGWOOD 5 GAL 24" HT MIN
CK STO ER 73 sf
O A
PROFESSIONAL OF RECORD:
P N OT HA 13 HYDRANGEA ARBORESCENS `ANNABELLE` / ANNABELLE SMOOTH HYDRANGEA 5 GAL 24" HT MIN
CONCRETE PAVING, TYP.
17
AU STO D 3
P4 CK
HL 14 HYDRANGEA PANICULATA `LITTLE QUICK FIRE` / LITTLE QUICK FIRE HYDRANGEA 3 GAL 24" HT MIN
www.adaarchitects.cc
2 36
CH JP SOD TO LIMITS OF DISTURBANCE, TYP.
CK
3 R3 6 ROSA X `RADRAZZ` / KNOCK OUT SHRUB ROSE 3 GAL 24" HT MIN
3 HL
JS 5
CA 4 ST 6 SPIRAEA BETULIFOLIA `TOR` / BIRCHLEAF SPIREA 3 GAL 18" HT MIN
10 JP 3
AU STEEL EDGER, TYP. GS2
R VA 6 VIBURNUM DENTATUM `CHRISTOM` / BLUE MUFFIN VIBURNUM 5 GAL 36" HT MIN
55 PR AIS STONE MULCH, TYP. 37
CM2 W OT ING HO
IT O
H T CA GRASSES CODE QTY BOTANICAL / COMMON NAME CONT SPACING SIZE
8 3, DE VE YPE NE 28
35 S S
TT 7 KAL TIB 4E HC CK 26 CALAMAGROSTIS X ACUTIFLORA `KARL FOERSTER` / FEATHER REED GRASS 1 GAL 18" HT MIN
G
FF R B U V
6 E: OS , IL LE 15
R3 87 S BG
7. S. PH2 29 PANICUM VIRGATUM `HEAVY METAL` / BLUE SWITCH GRASS 3 GAL 24" HT MIN
50 F.
STONE MULCH, TYP.
3 EVERGREEN CODE QTY BOTANICAL / COMMON NAME CONT SPACING SIZE
9
AA
CA UPDATE EVERY ISSUANCE:
D BG 26 BUXUS X `GREEN VELVET` / BOXWOOD 3 GAL 18" HT MIN
4 THRRIVE 3
JP LANDSCAPE BED EDGE, TYP.
PERMIT SET
HA 11U
JP 22 JUNIPERUS CHINENSIS `KALLAYS COMPACT` / KALLAY COMPACT PFITZER JUNIPER 5 GAL 24" HT MIN
29 BG 7
PH2 27 sf STEEL EDGER, TYP. ENGINEER INFORMATION:
A HL
LANDSCAPE BED EDGE, TYP.
TT 15 TAXUS X MEDIA `TAUNTONII` / TAUNTON YEW 5 GAL 24" HT MIN
5
SH 34
6 4
33 sf CK HC GRASSES CODE QTY BOTANICAL / COMMON NAME CONT SPACING SIZE
13 ST
TD2 A
12
29 23 )
4 5 HO SH 17 SPOROBOLUS HETEROLEPIS / PRAIRIE DROPSEED 1 GAL 18" OC
SH JS CA
ANNUAL, BY OWNER, TYP. 7 3 UT
TT 41 TURF SOD, TYP.
JP E KH JOB NO. 168418019
CH
86 (R GROUNDCOVERS CODE QTY BOTANICAL / COMMON NAME CONT SPACING SIZE
CH
3 O
TL
RO TD2 75 THYMUS X `DOONE VALLEY` / DOONE VALLEY THYME 1 GAL 18" OC
4
JP AD
PERENNIALS CODE QTY BOTANICAL / COMMON NAME CONT SPACING SIZE
EXISTING TREE TO REMAIN, TYP.
4
HL MO
4 RE CH 163 COREOPSIS X `HEAVEN`S GATE` / HEAVEN`S GATE TICKSEED 1 GAL 12" OC
JP
CA
27 CM2 55 COREOPSIS X `MOONBEAM` / MOONBEAM COREOPSIS 1 GAL 12" OC
HO SY SHEET REVISIONS
32 # DATE TYPE
SOD TO LIMITS OF DISTURBANCE, TYP. HC
HC 94 HEMEROCALLIS X `CHICAGO FIRE` / DAYLILY 1 GAL 18" OC 0 01/24/2020 PERMIT SET
1
EXISTING TREE TO REMAIN, TYP.
2
PROPERTY LINE, TYP. HO 93 HEMEROCALLIS X `STELLA DE ORO` / STELLA DE ORO DAYLILY 1 GAL 18" OC 3
4
5
GROUND COVERS CODE QTY BOTANICAL / COMMON NAME
6
7
A 267 SF / ANNUALS - SEASONAL COLOR BY OWNER
8
9
R 125 SF / 2``-3`` RIVER ROCK MULCH
LANDSCAPE
TD 2,860 SF / TURF SOD PLAN
Call DATE 1/24/2020
Before CAUTION!!
You Dig JOB NO. 19412
1-800-892-0123
L1.0
SHEET NO.
Restaurant Support Office
NOTES:
1. INSPECT TREE FOR DAMAGED BRANCHES, APPLY
6800 Bishop Road, Plano, TX 75024
CORRECTIVE PRUNING.
2. SET ROOT BALL ON UNEXCAVATED OR TAMPED SOIL. TOP
OF ROOTBALL SHALL BE TWO INCHES ABOVE
SURROUNDING GRADE WITH BURLAP AND WIRE BASKET
INTACT.
Tele: 972-769-3100 Fax: 972-769-3101
3. REMOVE WIRE BASKET AND BURLAP DOWN FOUR TO SIX
INCHES BELOW TOP OF ROOT BALL. REMOVE ALL TWINE
AND (IF USED), SYNTHETIC MATERIAL. REMOVE OR
CORRECT GIRDLING ROOTS.
LANDSCAPE NOTES 4.
5.
TAMP EXCAVATED SOIL AROUND BASE OF ROOTBALL.
BACKFILL REMAINDER EXCAVATED SOIL TAMPED LIGHTLY.
HIGH CLAY OR POOR SOIL SHALL RECEIVE SOIL
AMENDMENT PER LANDSCAPE NOTES.
1. THE LANDSCAPE CONTRACTOR SHALL BE RESPONSIBLE FOR INSTALLING MATERIALS AND 6. WATER THOROUGHLY WITHIN TWO HOURS USING 10 TO 15
GALLONS OF WATER. PROTOTYPE ISSUE DATE:
PLANTS SHOWN ON THE LANDSCAPE PLAN. THE CONTRACTOR IS RESPONSIBLE FOR THE COST 7. APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM
11/20/2018
TO REPAIR UTILITIES, ADJACENT LANDSCAPE, PUBLIC AND PRIVATE PROPERTY THAT IS ROOT FLARE. STORE:
DAMAGED BY THE CONTRACTOR OR THEIR SUBCONTRACTOR'S OPERATIONS DURING 8. FINAL LOCATION OF TREE TO BE APPROVED BY OWNER.
INSTALLATION OR DURING THE SPECIFIED MAINTENANCE PERIOD. CALL FOR UTILITY LOCATIONS
2X ROOT BALL WIDTH
RAISING CANE'S
PRIOR TO ANY EXCAVATION.
2. THE CONTRACTOR SHALL REPORT ANY DISCREPANCY IN PLAN VS. FIELD CONDITIONS SHREDDED HARDWOOD MULCH RESTAURANT
IMMEDIATELY TO THE LANDSCAPE ARCHITECT, PRIOR TO CONTINUING WITH THAT PORTION OF 2411 SYCAMORE RD
WORK. EXCAVATED BACKFILL
DEKALB, IL 60115
3. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE REPAIR OF ANY OF THEIR TRENCHES OR
PROTOTYPE: P4E-V
EXCAVATIONS THAT SETTLE.
SCHEME: A
4. ALL NURSERY STOCK SHALL BE WELL BRANCHED, HEALTHY, FULL, PRE-INOCULATED AND TAMPED BACKFILL
STORE #RC538
ARCHITECTS, INC.
FERTILIZED. DECIDUOUS TREES SHALL BE FREE OF FRESH SCARS. TRUNKS WILL BE WRAPPED IF SUBGRADE
NECESSARY TO PREVENT SUN SCALD AND INSECT DAMAGE. THE LANDSCAPE CONTRACTOR
SHALL REMOVE THE WRAP AT THE PROPER TIME AS A PART OF THIS CONTRACT.
KURT L. SCHMITZ 17710 Detroit Avenue Lakewood, Ohio 44107
5. ALL NURSERY STOCK SHALL BE GUARANTEED, BY THE CONTRACTOR, FOR ONE YEAR FROM
DATE OF FINAL INSPECTION.
6. AMENDED SOIL SHALL BE PROVIDED AND GRADED BY THE GENERAL CONTRACTOR UP TO 6 TREE PLANTING
INCHES BELOW FINISHED GRADE IN TURF AREAS AND 18 INCHES IN PLANTING AREAS. 3 NTS
7. PLANTING AREA SOIL SHALL BE AMENDED WITH 25% SPHANGUM PEATMOSS, 5% HUMUS AND
65% PULVERIZED SOIL FOR ALL SHRUB, ORNAMENTAL GRASS, PERENNIAL AND ANNUAL BEDS.
Phone (216) 521-5134 Fax (216) 521-4824
AMENDED TURF AREA SOIL SHALL BE STANDARD TOPSOIL.
8. SEED/SOD LIMIT LINES ARE APPROXIMATE. CONTRACTOR SHALL SEED/SOD ALL AREAS WHICH
ARE DISTURBED BY GRADING WITH THE SPECIFIED SEED/SOD MIXES.
PROFESSIONAL OF RECORD:
9. CONTRACTOR SHALL INSTALL SHREDDED HARDWOOD MULCH AT A 3" DEPTH TO ALL TREES,
SHRUB, PERENNIAL, AND GROUNDCOVER AREAS. TREES PLACED IN AREA COVERED BY TURF MINIMUM 6" BEYOND ROOT BALL
SHALL RECEIVE A 4 FT WIDE MAXIMUM TREE RING WITH 3" DEPTH SHREDDED HARDWOOD
www.adaarchitects.cc
MULCH. A SPADED BED EDGE SHALL SEPARATE MULCH BEDS FROM TURF OR SEEDED AREAS. A
SPADED EDGE IS NOT REQUIRED ALONG CURBED EDGES.
10. WEED FABRIC SHALL ONLY BE APPLIED UNDER DECORATIVE STONE APPLICATIONS.
11. INSTALLATION OF TREES WITHIN PARKWAYS SHALL BE COORDINATED IN THE FIELD WITH SHREDDED
HARDWOOD MULCH
LOCATIONS OF UNDERGROUND UTILITIES. TREES SHALL NOT BE LOCATED CLOSER THAN 5'
FROM UNDERGROUND UTILITY LINES AND NO CLOSER THAN 10' FROM UTILITY STRUCTURES. AMENDED SOIL
12. DO NOT DISTURB THE EXISTING PAVING, LIGHTING, OR LANDSCAPING THAT EXISTS ADJACENT TO
THE SITE UNLESS OTHERWISE NOTED ON PLAN. SUBGRADE
13. PLANT QUANTITIES SHOWN ARE FOR THE CONVENIENCE OF THE OWNER AND JURISDICTIONAL
REVIEW AGENCIES. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING ALL PLANT QUANTITIES
AS DRAWN.
14. THE OWNER'S REPRESENTATIVE MAY REJECT ANY PLANT MATERIALS THAT ARE DISEASED, NOTES:
DEFORMED, OR OTHERWISE NOT EXHIBITING SUPERIOR QUALITY.
1. APPLY CORRECTIVE PRUNING.
15. THE CONTINUED MAINTENANCE OF ALL REQUIRED LANDSCAPING SHALL BE THE RESPONSIBILITY 2. SET ROOT BALL OR CONTAINER ON UNEXCAVATED OR TAMPED SOIL. TOP OF
OF THE OWNER OF THE PROPERTY ON WHICH SAID MATERIALS ARE REQUIRED. ALL PLANT ROOTBALL (CONTAINER) SHALL BE ONE INCH ABOVE SURROUNDING GRADE.
MATERIALS REQUIRED BY THIS SECTION SHALL BE MAINTAINED AS LIVING VEGETATION AND FOR LARGER SHRUBS WITHIN PLANTING BED DIG A DEEPER PIT ONLY FOR
THOSE SHRUBS. UPDATE EVERY ISSUANCE:
SHALL BE PROMPTLY REPLACED IF THE PLANT MATERIAL HAS DIED PRIOR TO FINAL 3. REMOVE BURLAP FROM TOP HALF THE LENGTH OF ROOTBALL. TWINE AND (IF
ACCEPTANCE. PLANTING AREAS SHALL BE KEPT FREE OF TRASH, LITTER, AND WEEDS AT ALL USED) SYNTHETIC MATERIAL SHALL BE REMOVED FROM PLANTING BED. FOR
CONTAINER GROWN SHRUBS, REMOVE CONTAINER AND LOOSEN ROOTS
PERMIT SET
TIMES.
PRIOR TO INSTALLATION.
4. REMOVE OR CORRECT GIRDLING ROOTS. ENGINEER INFORMATION:
5. PLUMB AND BACKFILL WITH AMENDED SOIL PER LANDSCAPE NOTES. WATER
THOROUGHLY WITHIN TWO HOURS.
6. APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM ROOT FLARE. MULCH
LIMITS FOR SHRUBS EXTEND TO ALL LIMITS OF PLANTING BED, SEE PLANS
FOR BED LAYOUTS.
LANDSCAPE NOTES SHRUB PLANTING KH JOB NO. 168418019
1 NTS
4 NTS
NOTES:
1. EXCAVATE PLANTING BED.
2. BED HEIGHT IS TO BE 2" ABOVE FINISH GRADE AND WELL DRAINED.
3. REMOVE CONTAINER, SCORE SOIL MASS TO REDIRECT AND PREVENT CIRCLING
ROOTS. CORRECT GIRDLING ROOTS.
2. PLANT MATERIAL SHALL BE LAID OUT BY FOLLOWING THE BED EDGE, WORKING
SHEET REVISIONS
TOWARDS THE CENTER OF THE BED USING TRIANGULAR (STAGGERED) SPACING
AS PLAUSIBLE. # DATE TYPE
3. PLUMB AND BACKFILL WITH PLANTING MIX AS SPECIFIED IN LANDSCAPE NOTES.
0 01/24/2020 PERMIT SET
4. APPLY MULCH IN EVEN LAYER, KEEPING AWAY FROM ROOT FLARE. MULCH LIMITS
FOR PERENNIALS/GROUNDCOVER EXTEND TO ALL LIMITS OF PLANTING BED, SEE 1
ADJACENT SURFACE PLANS FOR BED LAYOUTS.
2
5. SPACING TO BE AS SPECIFIED IN THE PLANT LIST. PERENNIALS SHALL BE PLACED
1 WITH THEIR CENTER 24" FROM EDGE OF BED. 3
8" X 4" STEEL EDGER 4
TOP FLUSH WITH GRADE DECORATIVE STONE MULCH
PRODUCT: PRAIRIE POND 5
12" STEEL EDGER SPIKE PEBBLES, 2"-3" DIA. 6
AVAILABLE FROM: LAKESTREET 7
O.C. SPACING, SEE PLANS FOR DETAILS
FG SUPPLY 8
CONTACT: RAELENE ROBERTSON SHREDDED 9
HARDWOOD MULCH
PHONE: 312-226-0760
4" VARIES, SEE PLAN SPADED BED EDGE
OR EQUAL
AMENDED SOIL
LANDSCAPE
6 OZ. NON-WOVEN SUBGRADE DETAILS
GEOTEXTILE FABRIC
WRAP UPWARDS AGAINST
BUILDING FOUNDATION
DATE 1/24/2020
SECTION PLAN VIEW JOB NO. 19412
SUBGRADE
2
DECORATIVE STONE MULCH
5
PERENNIAL PLANTING L2.0
3" = 1'-0" NTS SHEET NO.
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 4, 2020, at 6:00 p.m. in the
DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by 2411
Sycamore LLC, represented by Jeff Gould of ADA Architects, for a special use permit for a
drive-through restaurant with an outdoor seating area for 2411 Sycamore Rd. The Planning and
Zoning Commission will also consider approval of a Final Plan for the site and approval of
waivers to the Unified Development Ordinance regarding required parking, signage and other
approvals as required in order to allow for the proposed construction as shown on the Final Plan.
The subject site has a Parcel Identification Number (PIN) of 08-12-326-013 and is zoned “PD-C”
Planned Development – Commercial.
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, February 26, 2020. Further information regarding the
petition is available from the Community Development Department at (815)748-2070 or on the
City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings.
Max Maxwell, Chairperson
DeKalb Planning and Zoning Commission
DATE: February 28, 2020
TO: Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
SUBJECT: Amendments to Article 13 “Signs” and Article 18 “Appeals and
Variances”
I. Summary and Background
On December 5, 2018 staff had a preliminary discussion with the Planning and Zoning
Commission regarding proposed text amendments to the Unified Development
Ordinance (UDO) including changes related to signs. At the March 25, 2019 City Council
Committee of the Whole meeting the Council also had a discussion regarding potential
amendments to the Unified Development Ordinance regarding signs. The review of the
City’s sign code was prompted, in part, by the need to bring the codes in line with a
Supreme Court ruling (Reed v. Town of Gilbert, 2015) that held content-based sign
restrictions were unconstitutional. From those discussions, the City staff has been
working on a thorough revision and updating of the City’s sign regulations over the last
few months. On February 10, 2020 the City Council Committee of the Whole discussed
the proposed amendments that are included in the Commission’s packet. The Council
agreed with the proposed changes and there was a consensus to forward the
amendments to the Planning and Zoning Commission and conduct a public hearing. A
hearing was set for March 4th in front of the Commission and the legal notice was
published in the Daily Chronicle on February 15th. The proposed amendments have
been shared with the DeKalb Chamber of Commerce, the Government Affairs Director
for the Illinois Realtors (Northern Illinois Area) and other community business leaders.
As noted, the amendments were considered in light of a U.S. Supreme Court ruling from
2015 (Reed v Town of Gilbert). The Court struck down an Arizona town’s temporary sign
regulations, finding them to be content based-based regulations that violated the First
Amendment. Content-based restrictions are regulations that differentiate between
different types of signs based on the information or messaging on the signs (i.e. the
content) rather than the format or size of the signs. The essence of the ruling is that
content-based restrictions must survive a very high degree of legal review (referred to as
“strict scrutiny”) in order to be upheld as valid and enforceable. Strict scrutiny means that
a municipality must essentially demonstrate that its content-based restrictions are the
least restrictive method of accomplishing an important governmental objective.
Per the U.S. Supreme Court ruling sign regulations can be established and based upon
the following:
• Signs standards based on zoning districts
• Restricting size and height of signs
• Location restrictions for ground signs
• Restrictions between lighted and unlighted signs
• Signs with fixed messages and electronic signs with messages that change
• Regulations related to directional signage or other safety signs that protect the
safety of pedestrians and motorists
• Placement of signs on private and public property
• Placement of signs on residential and commercial property
• On-premise and off-premise signs
• Number of signs based upon the distance along a roadway
• Time restrictions on signs advertising a one-time event
Staff prepared the amendments based upon the Supreme Court case, experiences
administering our own sign code and reviewing other communities’ ordinances,
particularly ones that undertook content neutral amendments. In addition to the content
neutral provisions, the proposed amendments will also make the sign regulations easier
to understand, promote economic development, become more business friendly, yet still
ensuring public safety and maintaining aesthetic standards. In general, the regulations
are slightly less restrictive, and we are not proposing to make any existing sign regulation
more restrictive.
A summary of the proposed amendments are as follows:
Content Neutrality The main intent of the amendments is to make the regulations content
neutral, so they are in the line the U.S. Supreme Court ruling. We are approaching the
content neutral restriction by basing the sign regulations (height, size, location, number)
on the zoning district in which the sign is located or the type of activity that is occurring
on the property (e.g. property for sale or lease or property with construction activity).
Language is also proposed that states the owner of any sign may substitute non-
commercial copy in lieu of any other commercial or non-commercial copy, subject to the
same regulations applicable to such signs. The intent of this language is to prevent any
inadvertent favoring either of commercial speech over non-commercial speech or any
particular non-commercial message over any other non-commercial message.
Easier to Understand Regulations Language was simplified, unnecessary definitions
were eliminated or modified, and a chart was added that contains the permanent wall and
ground sign regulations.
Increase Allowable Wall Sign Area for Businesses Proposed is an increase in the
allowable wall signage size from 1 times the frontage of a building/tenant space to 1.5
times the frontage of the building/tenant space. This will allow increased visibility for
businesses and particularly helpful for ones that may be substantially setback from a
roadway. A few of the Planned Development Ordinances along Sycamore Road currently
Page |2
allow wall signs for business far from the roadway to be 1.5 times the frontage of the
building/tenant space. In the “CBD” Central Business District wall signs are currently
allowed to be 2 times the building/tenant frontage. There are no changes proposed for
the CBD wall sign regulations.
Staff is also proposing that projecting signs will be allowed in the “LC” Light Commercial
and “GC” General Commercial Districts as some businesses have requested these. They
are currently allowed only in the “CBD” Central Business District. Staff is also suggesting
the maximum size for wall signs on gas station and drive-through canopies be increased
from 10 sq. ft. to 12 sq. ft. and the number of signs allowed be increased from two to
three.
Allow Electronic Changeable Copy Signs with a Permit- Currently electronic changeable
copy signs (digital display signs) are prohibited, except for gas station pricing and time/
temperature displays. With changing technology, these signs have become more popular.
The City has approved electronic changeable copy signs for four locations (Toyota of
DeKalb, Littlejohn School, Hillcrest Covenant Church and Clinton Rosette School)
through a special use permit since 2016. Staff is proposing that electronic changeable
copy signs be removed from the prohibited sign list and allowed with a sign permit within
all zoning districts except the “CBD” Central Business District and any Residential Zoning
District (except for non-residential uses in the SFR1, SZF2, TFR and RC-1 Districts) with
certain conditions being met. The criteria for electronic changeable copy signs would
include a display time minimum on changing messages of no longer than 5 seconds. The
four special use permits issued for digital display sign since 2016 have a minimum time
between message changes of 20 seconds, which is long. Sign Industry standards suggest
3-10 seconds is most effective. Staff also looked at other communities and they ranged
from 2 to 10 seconds.
In addition, an electronic changeable copy sign could take up no more than 50% of the
sign or 40 sq. ft., whichever is less. Regulations are also proposed that duplicate the
operational standards the City has added in the special use permits for the recent
electronic changeable copy signs such as limits on how messages can change, no
flashing of light, light intensity limitations and no advertising of off-site commercial
messages.
Exempt Certain Non-Commercial Temporary Signs (On-Site and Off-Site) from a Permit
The sign regulations currently break down temporary signs into three categories
(government agency, commercial/industrial and religious/community service
provider/theatre arts), which must all get permits from the City prior to display. The
maximum size allowed is 40 sq. ft. per sign and there is a limit of 14 days per permit (up
to 6 permits per year or 84 total days). The regulations for these signs are based on
content and need to be modified. For example, temporary commercial/industrial signs are
not allowed to be located off-premises, however the other two categories of temporary
signs can be located off the property the message is referencing.
Staff is proposing that temporary non-commercial ground or wall signs not exceeding 16
feet in residential zoned properties and 40 square feet in commercial/industrial zoned
Page |3
properties be exempt from a sign permit as long as they meet size, height and display
duration standards. We are proposing these temporary non-commercial signs be
displayed no more than 90 days in a calendar year (currently 84-day max) and removed
no more than 7 days after the event they are advertising. This provision would technically
allow off-site non-commercial signs and replicate the current allowance for government
agencies and religious/community service provider/theatre arts organizations to have off-
site temporary signs with a permit. This provision would also cover political campaign
signs.
Temporary commercial signs will still require a permit and will be restricted to being
located only on the property the business is located. The number of days temporary
signage can be displayed per calendar year will be increased from 84 to 90 days and the
restriction of requiring a new permit every 14 consecutive days would be removed.
Clarify the Calculation of Area for Signs – Language is proposed that clarifies how the
area of a ground sign and wall sign is calculated. Items such as the sign base,
architectural features, framing or colors forming the background of a sign will not be
included in the overall square footage of a sign. For cabinet or box wall signs, the entire
area of the cabinet or box sign would be included in the overall square footage of the sign.
Images will be added to the code that visually describe how measurements are to be
calculated.
Allow Variances for Signs Instead of a Special Use Permit or Planned Development
The sign regulations currently dictate there are no waivers (variances) to the sign code
unless they are a condition of a Special Use Permit or Planned Development Ordinance.
Staff is proposing that variances for signs be allowed to be applied for and would be
reviewed under the current variance procedures in Article 18 of the UDO. In conjunction
with this amendment, staff is proposing a change to Article 18 to add language allowing
applications to vary sign height, size or location requirements. Per the UDO, a public
hearing in front of the Planning and Zoning Commission is required for any variance with
final determination laying with the Commission. Development projects could still request
sign waivers at the beginning of the project with a Planned Development zoning request.
Increase allowable window signage The current regulations allow window signs not to
exceed 40% of a window area and only 25% of a window if it’s a neon sign. This regulation
has been hard to enforce and involves two different types of signs. We are proposing the
maximum window sign coverage be raised to 50% for any sign and modified to make
clear on how window area is measured (all the window area vs. windowpane).
II. Recommendation
Sample Motion:
Based upon the submitted petition and testimony presented, I move that the Planning and
Zoning Commission recommend to the City Council approval of amendments to Article
13 “Signs” and Article 18 “Appeals and Variances” of the Unified Development Ordinance
per Exhibit A.
Page |4
EXHIBIT A
ARTICLE 13
SIGNS
13.01 Purpose and Intent
It is the purpose of this Article to regulate and control the location, erection, number and maintenance of
signs and matters relating thereto within the City of DeKalb in order to promote public safety, health and
general welfare of the community. The regulations are intended to provide uniform, and content-neutral
sign standards, in an effort to ensure public safety, regulate traffic, and to promote economic development,
and enhance the value of properties, and maintain an attractive community appearance and aesthetics.
through sensitivity to surrounding land uses and maintaining an attractive community appearance. The sign
regulations of this Article are not intended to censor speech or to regulate viewpoints, but instead are
intended to regulate the adverse secondary effects of signs such as the impacts on aesthetics, traffic and
public safety, These regulations are specifically designed to protect the public’s health, safety and welfare,
and add and maintain to protect property values by: This Article is adopted for the following specific
purposes:
1. Providing for uniform regulation and orderly development of signs;
2. Prohibiting hazardous and dangerous signs;
3. Authorizing the use of street graphics (signs) which are compatible with their surroundings
appropriate to the activity to which they pertain, expressive of the identity of the proprietors; legible
in the circumstances in which they are seen and expressive of the image the City desires to project;
4. Encouraging sound sign display practices and mitigating the objectionable effects of competition in
respect to the size and placement of signs;
5. Preserving the value of private property by assuring compatibility of signs with nearby land uses;
6. Promoting the convenience, enjoyment and free flow of traffic within the City by protecting the
public’s ability to identify uses and premises without confusion;.andconfusion; and
7. Promoting the goals, principals and standards identified in the Comprehensive Plan and
Neighborhood Plans for residential, commercial, and industrial development,.
6.
7. The provisions of this Article shall govern the erection, alteration and maintenance of all signs and
outdoor display structures, together with their appurtenant and auxiliary devices with respect to
location, size, content, construction, structure and safety.
13.02 Administration
13.02.01 Definitions
Unless otherwise expressly stated, the following words or terms shall, for the purposes of this Article, have
the meanings indicated in this Section.
Abandoned Sign: A sign which is obsolete or no longer correctly directs or exhorts any person; advertises
a bona fide business; lessor, tenant, owner, project or activity conducted or product available on the
premises where such sign is displayed.
13-1
Attention-Getting Device: Any pennant, flag, valance, banner, propeller, spinner, streamer, search light,
inflatable sign or similar device or ornamentation designed for purpose of attracting attention, promotion or
advertising.
Banner: A flexible material (e.g. cloth, paper, vinyl, etc.) which may or may not include grommets for
mounting on which a sign is painted or printed. (2008-052)
Big Box Store: A large scale (minimum of roughly 50,000 square feet) self-service retail store selling food,
drugs, household merchandise, clothing, and a variety of other retail goods. The store may, in some cases,
include limited medical services, such as a dentist or optometrist office.
Billboard: An off-premises sign owned by a person, corporation or other entity that engages in the business
of selling the advertising space on that sign
Building: A structure housing or sheltering any use or occupancy. For the purpose of this Article, an
aggregation of two or more structures and/or businesses connected by a wall, fire wall, facade, or other
structured element, except for a sidewalk, shall constitute a single building.
Changeable Copy Sign (Electronic): A component of a sign that uses changing LED’s, fiber optics, light
bulbs, or other illumination devices within the electronic display panel(s) to form messages in text and/or
image format where the sequence of messages and the rate of change is electronically programmed and
can be modified by electronic processes. Time and temperature signs are considered Electronic
Changeable Copy Signs. such as electronically or electrically controlled public service time, temperature
and date sign, message center or reader board, where different copy changes are shown on the same lamp
bank.
Changeable Copy Sign (Manual): A component of a sign on which copy is changed manually. in the field.
Commercial Activity Sign: See definition of “Sign.”
Community Event Sign: A temporary sign, other than a commercial activity sign, posted to advertise an
event sponsored by a Class I or Class III Use Group.
Construction Sign: A temporary sign used during the construction of new buildings or reconstruction of or
additions to existing buildings, such as those identifying the project and denoting the owner, architect,
engineer, contractor and/or financing institutions of the project.
Copy: The wording, or graphics or images on a sign surface.
Erect: To build, construct, re-construct, attach, hang, re-hang, alter, place, affix, enlarge, install, move or
relocate and includes the painting and repainting of existing sign structures.
Façade: The front or main part of a building facing a street; for purposes of this Section, the facade is
defined as measured from the ground elevation to the head beam.
Fixed Awning, Fixed Canopy and Marquee: Any hood, canopy or awning made of cloth, metal or of
permanent construction materials projecting from the wall of a building supported solely by the building to
which it is attached.
Flashing Sign: A sign with an intermittent or sequential flashing light source used primarily to attract
attention. Any directly or indirectly illuminated sign, either stationary or animated, which exhibits changing
natural or artificial light or color effects by any means whatsoever. This definition does not include Electronic
Changeable Copy Signs. time and temperature signs.
Gasoline Station Price Sign: A changeable copy sign advertising a gasoline price.
13-2
Grommet: A reinforced eyelet, as in cloth or leather, through which a fastener may be passed which may
or may not include a small metal or plastic ring used to reinforce such an eyelet. (2008-052)
Ground Sign: Any sign supported by uprights or braces placed in or upon the ground, and not attached to
any building or structure. This definition includes signs which are also referred to as “monument signs.” or
“pole signs”.
Illuminated Sign: Any sign which has characters, letters, figures, designs or outline illuminated by electric
lights, luminous tubes or any other means of illumination.
Lot: A single piece or parcel of property, or multiple tracts of properties, established by a legal instrument
and serving a principal use or uses. For the purposes of this Article, multiple parcels or tracts serving a
single building (as defined herein above) shall be considered one lot.
Moving or Rotating Sign: Any sign or other advertising structure which physically moves or rotates in any
manner whatsoever.
Off-Premises Signs: A sign that draws attention to or communicates information about a business, service,
commodity, accommodation, attraction or other enterprise or activity that exists or is conducted, sold,
offered, maintained or provided at a location other than the premises on which the sign is located.
The term “off-premises” (when referencing the placement of a Temporary Sign) means public or private
property other than the property where a Class I, Class II or Class III business is physically located.
Permanent Sign: Any ground or wall sign that is substantially anchored to the ground with concrete piers
or foundations or the equivalent, or any wall sign substantially attached to a building with bolts, rivets or the
equivalent or any awning, canopy, marquee or under-canopy sign or any other sign that is designed,
constructed and intended to be so located or affixed for an indefinite time.
Portable Sign: Any sign not permanently affixed to a building structure or the ground; a sign designed to be
moved from place to place. Portable signs primarily include, but are not limited to, signs attached to wood
or metal frames designed to be self-supporting and moveable; paper, cardboard, or canvas signs wrapped
around supporting poles and signs commonly trailer mounted and designed to be moved from place to
place.
Projecting Sign: Any sign which projects from the building wall at any angle other than a plane primarily
parallel to the building wall; excluding signs attached to the vertical face of marquees or canopies. Most
projecting signs are oriented in a plane perpendicular to the building wall.
Roof Sign: Any sign erected, constructed or maintained on the roof of any building. A roof sign includes any
wall sign which extends above the roof line.
Sidewalk Sign: A portable temporary sign placed on the sidewalk in front of a business and displayed during
operating hours of the entity advertised (also called a Sandwich Board Sign). for the purpose of advertising
a daily special such as menu items, promotions, or sales.
Sight Distance Triangle: See Article 7, Section 7.10, Sight Distance Triangle.
Sign: Any display, device, notice, figure, painting, drawing, message, placard, poster, bulletin board,
symbol, letter, word, numeral, emblem, trademark, flag, banner, pennant or other thing which is designated,
intended or used to advertise, inform, direct attention to and of which any part of the existing or intended
display, advertising or informative contents.
The term “sign” shall include, among other structures, and whether illuminated or non-illuminated,
every ground sign, wall sign, projecting sign or under canopy sign. However, the term “sign” shall
not include any display of official, court, or public office notices, nor shall it include the flag, emblem
or insignia of a nation, governmental unit, school or religious group.
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Structural Trim: Any molding, batten, capping, nailing strip, lattice and platform which is attached to a sign
structure.
Temporary Sign: Temporary signs shall include any sign, banner, pennant, valance, or advertising display
constructed of wood, metal, cloth, canvas, light fabric, cardboard, wallboard, or other light material, with or
without frames, where either by reason of construction or purpose the sign is intended to be displayed for
a short period of time only. (2008-052)
Temporary Sign Use Group Classification:
Class I A governmental taxing body including but not limited to, the City of
Government Agency DeKalb, DeKalb Park District, Northern Illinois University, DeKalb
School District, Township County, State or Federal offices.
Class II An occupation, employment or service that involves retail or wholesale
Commercial/Industrial marketing of goods or services at a scale greater than a home
industry.
Class III a. Religious/Benevolent/Philanthropic: A person, firm, organization
or corporation engaged in the giving of food, goods, financial
assistance or grants while offering services or other socially useful
programs on a benevolent basis.
b. Community Service Provider: A community based service, activity
or program undertaken to advance the welfare of the community.
c. Theaters/Arts: A type of activity conducted exclusively for the
community or its members/guests, with a service or facility for the
purpose of providing amusement, patronage, recreation or
entertainment (definition does not include movie theaters).
Time and/or Temperature Sign: Any sign indicating time and temperature with intermittent change.
Under Canopy Sign: Any sign suspended beneath a canopy or marquee.
Wall Sign: Any sign mounted, attached to or painted on the exterior wall of a building or structure, in a plane
parallel to that of the supporting wall.
Window Sign: Any sign advertising sales or specials attached to, or located within, the glass surface of any
window (glazing) and visible from public right-of-way in such a manner as to be viewed or intended for view
primarily from the exterior of a building or structure. Window signs may include Electronic Changeable Copy
Signs.
13.02.02 Calculation of Area
The following regulations shall govern the determination of sign area:
1. For a ground sign, the total square footage of the sign shall be calculated by including the entire
area within a single, continuous, rectilinear perimeter of not more than eight (8) straight lines, or a
circle or an ellipse, enclosing the extreme limits of the writing, representation, emblem or other
display. The sign base, support structure, architectural features, any material, framing or color
forming a part of the background of the display and the property address shall not be included in
the sign area.
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2. For a wall sign enclosed by a frame, cabinet, panel, box or outline, the total square footage of the
sign shall be calculated by the measurement of the outer dimensions of the frame or cabinet, panel,
box or outline, surrounding the sign.
3. For a wall sign comprised of individual letters or other elements attached directly to a building, the
square footage of no more than three (3) imaginary squares or rectangles that can be drawn to
completely encompass all of the letter and/or elements shall be deemed the sign area. The area of
such sign(s) shall be computed by including the entire area within a single, continuous, rectilinear
perimeter of not more than eight (8) straight lines, or a circle or an ellipse, enclosing the extreme
limits of the writing, representation, emblem or other display. Any material, framing or color forming
a part of the background of the display or used to differentiate the sign from the backdrop or
structure against which it is placed shall not be included in the sign area.
1. The surface area of a sign shall be computed by including the entire area within a single,
continuous, rectilinear perimeter of not more than eight (8) straight lines, or a circle or an ellipse,
enclosing the extreme limits of the writing, representation, emblem or other display, together with
any material, framing or color forming an integral part of the background of the display or used to
differentiate the sign from the backdrop or structure against which it is placed, but not including any
supporting framework or bracing that is clearly incidental to the display itself.
2. With respect to two-sided, multi-sided, or three-dimensional signs, the sign surface area shall be
computed by including the total of all sides designed to attract attention or communicate information
that can be seen at any one time by a person from one vantage point. Without otherwise limiting
the generality of the foregoing:
a. 4. The sign surface area of a double-faced, back-to-back sign shall be calculated by using the area
of only one side of such sign, so long as the distance between the backs of such signs does not
exceed three feet.
b. 5. The sign surface area of a double-faced sign constructed in the form of a “V” shall be calculated
by using the area of only one side of such sign (the larger side if there is a size difference), so long
as the angle of the “V” does not exceed 30 degrees and at no point does the distance between the
backs of such sides exceed five feet.
13.02.03 Maintenance
1. Signs, together with all supports, braces, guys and anchors, shall be kept in safe condition and,
when not galvanized or constructed of approved corrosion resistive, noncombustible materials,
shall be painted when necessary to prevent corrosion or to correct peeling.
2. When any sign becomes insecure, in danger of falling or otherwise unsafe, or if any sign shall
become unlawfully installed, erected or maintained in violation of any of the Ordinances of the City,
the owner thereof, or the person or firm maintaining the same, shall, upon written notice of the Chief
Building Official or designee Community Development Director, forthwith in the case of immediate
danger and in any case, within not more than ten (10) days, make such sign conform to the
Ordinances of the City or shall remove it. If within ten (10) days the order is not complied with, the
Chief Building Official or designee Community Development Director may remove such sign at the
expense of the owner or lessee thereof.
13.02.04 Miscellaneous
1. Sign Illumination: Internal and external illumination of signs shall concentrate the illumination upon
the area of the sign so as to prevent glare upon the street or adjacent property.
a. Only white light is permitted.
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b.a. No red, yellow, green or other colored light shall be used at any location in such a manner as
to confuse or interfere with vehicular traffic.
c.b. Beacon lights and illumination by flame are prohibited.
d.c. The light which is cast upon any illuminated sign shall be shaded, shielded or directed so as to
avoid the creation or continuation of any nuisance or traffic hazard.
e.d. No exposed reflective type bulb or incandescent lamp which exceeds fifteen (15) watts shall
be used with any sign in such a manner as to expose the face of the bulb, light or lamp to any
public street or to adjacent property.
f.e. No sign shall be either directly or indirectly illuminated in such a manner as to adversely affect
the use and enjoyment of nearby buildings containing dwelling units.
2. Miscellaneous Advertising Objects Prohibited: No person shall place on, or suspend from, any
building or structure, any goods, wares, merchandise or other advertising object or structure other
than a sign as defined, regulated and prescribed by this Article.
3. Obstruction to Doors, Windows or Fire Escapes: No sign shall be erected, relocated or maintained
so as to prevent free ingress to, or egress from any door, window or fire escape. No sign shall be
attached to a stand pipe or fire escape.
4. Signs Not to Constitute Traffic Hazard: No sign shall be erected at the intersection of any streets
in such a manner as to obstruct free and clear vision; or at any location where, by reason of the
position, shape or color, it may interfere with, obstruct the view of, or be confused with any
authorized traffic sign, signal or device; or which makes use of the words “stop,” “go,” “look,”
“danger,” “one-way,” “yield” or any other word, phrase, symbol or character in such a manner as to
interfere with, mislead or confuse traffic. Additionally, sign placement shall be in accordance with
the requirements contained in Article 7, Section 7.10, “Site Distance Triangle.”
5. Non-Discrimination Against Non-Commercial Speech: The owner of any sign which is otherwise
allowed under this Article may substitute non-commercial copy in lieu of any other commercial or
non-commercial copy, subject to the same regulations applicable to such signs. This substitution
of copy may be made without any additional approval or permitting. The purpose of this provision
is to prevent any inadvertent favoring either of commercial speech over non-commercial speech or
of any particular non-commercial message over any other non-commercial message.
4.
13.02.05 Permits
1. Unless exempted accepted by this Article, no temporary or permanent sign shall be erected,
constructed, posted, painted, altered or relocated until a Sign Permit has been issued by the Chief
Building Official or designee per the requirements of the DeKalb Municipal Code. Community
Development Director or his/her designee. All illuminated signs shall require a separate electrical
permit and inspection in accordance with Chapter 25, “Electrical Regulations,” of the DeKalb
Municipal Code.
1.
2. Structural materials, wind load and safety requirements shall be in accordance with Chapter 24,
“Building Code,” of the DeKalb Municipal Code.
3. Application for a sign permit shall be made upon forms provided by the Community Development
Department and accompanied by all required submittals. Community Development Director and
shall contain or have attached thereto the following information:
a. Name, address and telephone number of the applicant.
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b. Location of building, structure or lot to which, or upon which, the sign or other advertising structure
is to be attached or erected.
c. Position the sign or advertising structure in relation to adjacent property and/or buildings or
structures.
d. Two blueprints or ink drawings to scale of the plans and specifications and method of construction,
attachment to the building or other structure or placement in the ground.
e. Name of person or company intending to erect the sign.
f. Such other information as the Community Development Director shall require showing full
compliance with this Article and any of the Ordinances of the City.
4.3. Permit Issued if Application in Order: It shall be the duty of the Chief Building Official or designee
Community Development Director, upon the filing of an application for a sign permit, to examine
such plans, specifications and other data, and the premises upon which it is proposed to erect the
sign. If the proposed sign complies with the requirements of this Article and if the appropriate permit
fee has been paid, a sign permit shall be issued.
5.4. Revocation of Permit: Any permit issued shall become invalid if the authorized work is suspended
or abandoned for a period of six (6) months after the time of commencing the work, or of obtaining
the permit. Upon the termination or revocation of the permit, or upon discovery of a sign being
improperly installed, the permittee shall remove the sign and supports without cost or expense of
any kind to the City, provided that in the event of the failure, neglect or refusal on the part of the
permittee to do so, the City may proceed to remove the same and charge the expenses to the
permittee.
13.02.06 Variations Prohibited
No variance from and/or waiver of any provision(s) of this Article shall be permitted, except as a condition
of a Special Use Permit or a Planned Development Ordinance approved by the City Council. No provision
of this Article is subject to a variation request pursuant to Article 18 of this Ordinance, except as provided
in Article 18.03.03(3). (2019-025) Variance requests shall be processed in accordance with the provisions
provided in Article 18.03. Variances of the Unified Development Ordinance.
13.02.07 Enforcement
Enforcement of the provisions of this Article 13 shall be as provided in Article 16.04 of the Unified
Development Ordinance, with the following additional provisions:
1. Illegal signs placed in the public right-of-way or any roadway easement are herein declared to be
an immediate threat to the safety of the motoring public and are subject to confiscation by the
roadway jurisdiction having authority, without prior notice.
2. Paragraph 1 shall not apply to permitted signs in the “CBD” Central Business District.
13.02.08 Nonconforming Signs
1. Signs that were legally conforming at the time of adoption of this Amendatory Ordinance of 2003,
or which were legally nonconforming at the time of adoption of this Ordinance or subsequent
amendments, which are now or remain legal nonconforming signs, are subject to the provisions of
Article 19 of the Unified Development Ordinance, except for the following provisions:
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2. Sign panels within existing sign structures may be changed, repaired, replaced or maintained;
provided that a permit is obtained in accordance with Article 13.02.05, the size of the panel is not
increased, and the structure is not altered.
3. No nonconforming sign may be changed to another nonconforming sign, nor structurally altered to
prolong the life of the sign.
4. No nonconforming sign may be moved, removed and replaced, or altered, other than provided in
paragraph 1, above, unless brought into full conformity with this Amendatory Ordinance of 2003 or
subsequent amendments..
13.03 Prohibited Signs
Any sign not specifically permitted by this Article is hereby prohibited, including but not necessarily limited
to the following:
1. Moving or rotating signs.
2. Any sign erected on, or extending into, a public easement or right-of-way, except as permitted in
the Central Business District (see Subsection 13.07.07 of this Article). (2008-052)
3. Any sign attached to any public utility pole, tree, fire hydrant, curb, sidewalk or other surface located
on, or extending into, public property not specifically excluded from the regulations of this Article.
4. Any billboard or other off-premises sign, except as authorized elsewhere in this Article, advertising
an article or product not manufactured, assembled, processed, repaired or sold or a service not
rendered upon the premises upon which the sign is located.
5. Signs placed or affixed to vehicles and/or trailers which are parked so as to be visible from a public
right-of-way where the apparent purpose is to advertise a product or direct people to a business
activity located on the same or nearby property. However, this is not in any way intended to prohibit
signs placed on, or affixed to, vehicles and trailers, such as permanent lettering on motor vehicles
where the sign is incidental to the primary use of the vehicle or trailer.
6. Roof signs.
7. Portable signs, banner signs and temporary signs except excluding sidewalk signs as defined
otherwise permitted by within this Article. (2008-052)
8. Projecting signs, except as otherwise permitted in the “CBD” Central Business District, “LC” Light
Commercial District and “GC” General Commercial District (see Subsection 13.07.07 of this
Article).
1. Flashing signs including electronic Changeable Copy Signs; however, gasoline station price signs
or digital time and temperature signs involving only that information and no further or additional
information of an advertising nature shall be allowed.
9. Electronic Changeable Copy Signs in the “CBD” Central Business Districts and any Residential
Zoning Districts except for non-residential uses in the SFR1, SFR2, TFR and RC-1 Districts.
10. Flashing signs.
2. Project identification or real estate signs promoting the sale of lots prior to the approval of a
preliminary plat.
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3. Signs which contain human or humanized characters, caricatures, or cartoons, except for the
following:
a. Said characters are only permitted on wall signs, awnings or projecting signs, where said signs
are otherwise allowed;
b. Said characters may not exceed 12 square feet in area, regardless of the size of the sign, and
must otherwise comply with all other pertinent sign regulations.
4. Signs which contain statements, works or pictures of an obscene, indecent, prurient or immoral
character.
9.11. Abandoned signs which advertise a business no longer conducted or a product no longer
offered for sale on the premises where such sign is located; providing a sign indicating a move of
such business is permitted for a period of time not exceeding 90 days from the date of
discontinuance of the business at the location.
5. Multiple signs designed to circumvent the spirit and intent of this Article.
10.12. Attention getting devices, including by not limited to searchlights, propellers, pennants,
streamers, ribbons, strings of light bulbs, spinners, balloons, inflatable signs and similar devices,
except “Special Events Signs” as provided for in this Article. 13.05, subparagraph 6.
11.13. Sound devices attached to any sign, or any sign that emits any sound for any purpose.
14. Permitted signs (excluding temporary signs or subdivision identification signs) on fences or walls
that are not part of a building structure.
12.15. Any sign that constitutes a hazard to public health or public nuisance.
13. Any sign not specifically authorized elsewhere herein.
14. To the extent that any specific zoning district or standard shall have more restrictive provisions,
said restrictive provisions shall also apply relative to the signage regulated therein.
13.04 Permitted Exempt Signs – No Permit Required
Except as regulated in this Section, the provisions of this Article shall not apply to:
1. Bulletin Board: Bulletin boards not over twelve (12) square feet in area when attached to buildings
housing public, charitable or religious institutions when the same are located on the premises of
said institution.
2. Informational Signs: Signs providing information directing and guiding automotive or pedestrian
traffic or parking on private property, but bearing no advertising matter, including such signs
identifying restrooms, public telephones, hours of operation, walkways and similar features or
facilities, and not exceeding twelve (12) square feet in area.
3. Private Property Regulation Sign No Trespassing Signs: Signs regulating the use of a property,
such as no hunting, no fishing, beware of dog, no trespassing, etc., of no more than two (2) square
feet in area.
4. Directional and Parking Lot Entrance and Exit Signs: Signs marking and designating entrances and
exits to/from parking lots including directing vehicle and pedestrian traffic within parking lots,
provided such signs not exceed five (5) feet in height, nor six (6) square feet for properties zoned
commercial or residential with non-residential uses or six (6) feet in height, nor twelve (12) square
13-9
feet for properties zoned industrial and shall conform to the regulations of Article 12, “Off-Street
Parking and Loading Requirements.” However, where said signs are illuminated, they shall conform
to Section 13.02.04 of this Article. Such signs may contain on-site advertising matter.
5. Public Utility Company Signs: Signs indicating danger or which serve as an aid to public safety or
which show the location of underground utilities.
6.5. Real Estate Signs on Property for Sale or Lease or with Construction Activity: Temporary Ssigns
on property for sale or lease not exceeding one hundred (100) square feet in area in commercial
or industrial districts, and not exceeding twelve (12) square feet in area in any other zoning district.,
which advertise the sale, rental or lease of the premises upon which said signs are located only.
Signs on property with construction activity not exceeding twelve (12) square feet in any zoning
district. All Signs shall be removed within five (5) days following the sale or lease of the property or
upon completion of the construction activity. being advertised for sale or lease. All signs shall be
limited to eight (8) feet in height and Tthere shall be a limit of one (1) sign of this type per street
frontage.
7. Residential Garage or Patio Sale Sign: Temporary signs including, but not limited to, garage sale,
patio sale, yard sale, porch sale, basement sale or any similarity thereto, that do not exceed twelve
(12) square feet and located upon premises where the sale is taking place. These signs shall be
removed within twenty-four (24) hours following the completion of the sale.
8.6. Tablets in Building Walls: Signs or tablets denoting names of buildings, names of officers and
officials and date of erection when cut into any masonry surface or when constructed of bronze or
other incombustible materials.
9.7. Traffic, Government Signs, Public Utility Company Signs and Emergency Signs: Traffic or other
municipal or government signs, public utility signs, legal notices, railroad crossing signs, danger
and other temporary emergency or non-advertising signs as may be approved or required by
Federal law, State Statute, or the authority having jurisdiction.
10. Neon signs, as well as all other approved signs, are permitted on the interior of a building and in
display windows provided they do not cover more than twenty-five (25) percent of a display window
surface area.
8. Sidewalk Sign: A Temporary Sign in the Central Business District not exceeding four (4) feet in
height and eight (8) square feet in area per side. No more than one (1) sign per business is allowed
and said sign shall be located within the boundaries of the business frontage not interfering with
pedestrian foot traffic. Sidewalk signs shall be self-supporting and not be permanently installed or
affixed to any object, tree, surface or other means of support and shall be removed at the close of
the business day.
9. Window Signs: Window Signs shall not exceed fifty (50) percent of the total window surface area
per building or tenant elevation.
10. Menu board signs for drive-through operations provided such sign does not exceed thirty-two (32)
square feet and six (6) feet in height.
11. Address numbers, illuminated on non-illuminated, located on the property where the address
referenced is located per the requirements of Chapter 24 “Building Code”, Article 10, Section 304.3.
12. Flags displaying non-commercial speech.
13. Temporary non-commercial ground or wall mounted signs not exceeding sixteen (16) square feet
on residential zoned properties and forty (40) square feet on residential zoned properties with non-
residential uses, commercial zoned properties or industrial zoned properties. Temporary non-
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commercial ground signs are limited to six (6) feet in height. Signs shall be allowed to be displayed
for no more than 90 days per calendar year and removed within seven (7) calendar days of
conclusion of the event. Temporary non-commercial signs are also exempt per P.A. 96-0904 of
the Illinois General Assembly and Section 17-29 of the Illinois Election Code.
13.05 Permitted Permanent Signs – All Zoning Districts
13.05.01 The following signs are permitted in all zoning districts, subject to obtaining a sign permit as
required by Article 13.02.05.
Zoning District Allowable Maximum Size, Number Maximum
Signs Height and Time for
Setback Display
SFR1, SFR2, Permanent Max. Size – 1 sq. ft. One None
TFR, RC-1, PD- Wall
R Permanent Max. Size – 50 sq. One per None
Subdivision ft. subdivision
or Max. Height or
Development (Ground Sign) – 6 development
Identification feet entrance
Sign (10 or Min. Setback – 18
more lots or inches from any lot
dwelling line
units)
SFR1, SFR2, Permanent 1.5 square feet of One per None
TFR, RC-1 Wall signage for each building or
(Non- lineal foot of building tenant
Residential Use) or tenant frontage; frontage
300 sq. ft. max. for
any sign
Permanent Max. Size - 50 sq. ft. One per None
Ground Max. Height-10 feet street
Min. Setback -18 frontage –
inches from any lot Max. of 2
line
Permanent Max. Size – 50 sq. One per None
Subdivision ft. subdivision
or Max. Height or
Development (Ground Sign) – 6 development
Identification feet entrance
Sign (10 or Min. Setback – 18
more lots or inches from any lot
dwelling line
units)
Permanent
MFR-1, MFR-2 Wall Max. size – 10 sq. ft. One per None
building
frontage
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Permanent Max. Size - 20 sq. ft. One per None
Ground Max. Height- 6 feet street
Min. Setback -18 frontage –
inches from any lot Max. of 2
line
Permanent Max. Size – 50 sq. One per None
Subdivision ft. subdivision
or Max. Height or
Development (Ground Sign) – 6 development
Identification feet entrance
Sign (10 or Min. Setback – 18
more lots or inches from any lot
dwelling line
units)
NC, LC, GC, PD- Permanent 1.5 square feet of One per None
C, ORI, LI, HI, Wall signage for each building or
PD-I lineal foot of building tenant
or tenant frontage; frontage
300 sq. ft. max. for
any sign
Permanent Max. Size - 50 sq. ft. One per None
Ground – Max. Height-10 feet street
Buildings with Min. Setback -18 frontage
one tenant inches from any lot
line
Permanent- Max. Size - 75 sq. ft. One per None
Ground Max. Height-30 feet street
Buildings with Min. Setback -18 frontage
two tenants inches from any lot
or line
subdivisions
with two lots
Permanent Max. Size - 150 sq. One per None
Ground - ft. street
Buildings with Max. Height-30 feet frontage
three or more Min. Setback -18
tenants or inches from any lot
subdivisions line
with three or
more lots
Permanent Max. Size – 50 sq. One per None
Subdivision ft. subdivision
or Max. Height or
Development (Ground Sign) – 6 development
Identification feet entrance
Sign (5 or Min. Setback – 18
more lots) inches from any lot
line
Projecting Max. Size – 12 sq. Two per
Sign ft.; Not to extend building or
more than 4 feet tenant
from vertical plan of
façade
13-12
CBD Permanent 2 square feet of One per None
Wall signage for each building or
lineal foot of building tenant
or tenant frontage frontage
Permanent Max. Size - 50 sq. ft. One per None
Ground Max. Height-10 feet street
Min. Setback -18 frontage
inches from any lot
line
Projecting Max. Size – 12 sq. None None
Sign ft.; Not to extend
more than 4 feet
from vertical plan of
façade or closer
than 2 feet to the
back of the curb of
the adjoining street
13.05.01 Church, School or Public Building Identification/Information Sign
One (1) sign shall be allowed on the same premises provided that said sign does not exceed fifty (50)
square feet in area nor is greater than fifteen (15) feet in height.
13.05.02 Contractor Signs
Signs identifying mechanics, painters, architects, engineers and similar artisans and workmen which are
located on the site of construction shall be permitted provided that they do not exceed twelve (12) square
feet in area and do not include any promotional information for the development and that upon completion
of the project, are removed within one (1) week.
13.05.04 Political Signs
The following regulations shall apply for all political signs (2004-095):
1. The maximum size of any one sign is sixteen (16) square feet in area. More than one sign is allowed
per street frontage on any lot, however, a maximum of sixteen (16) square feet in sign area is
permitted for each one hundred feet (100‘) feet of frontage, or fraction thereof, for any single lot,
property, or business.
2. No sign shall be located in the Sight Vision Triangle as set forth in Article 7, or in the public right of
way. Signs in the public right of way may be subject to confiscation pursuant to Article 13.02.07.
13.05.025 Signs on Residential Zoned Property with Construction Activity Project Construction Signs
1. A development under construction Signs on residential zoned property with construction activity
shall be permitted one (1) temporary promotional on-site sign not exceeding one hundred (100) square feet
in area nor exceeding eight (8) feet in height. When a development the property has frontage on two (2) or
more existing and adjacent streets, an project construction on-site sign shall be permitted along each
frontage. Signs on residential zoned property with construction activity shall not require a permit if they
qualify under the provisions of Article 13.04.05.
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2.1. A development under construction Signs on residential zoned property under construction shall be
permitted any number of off-site directional signs not exceeding ten (10) square feet in area nor
exceeding three and one-half (3-1/2) feet in height. Such signs may be placed off-site, provided
they are not be attached to any public utility pole, tree, fire hydrant, curb, sidewalk or other surface
located on, or extending into, public property or right of way. In addition, the following regulations
apply:
a. A temporary sign permit is required with a minimum fee of one hundred dollars ($100.00), or
as may be amended modified by the City Manager or designee. Council from time to time,
which shall not require a public hearing for an amendment to this Ordinance;
b. Signs shall not be placed before noon on any Friday, and must be removed by noon on the
following Monday;
c. No such sign for a development shall be located within two hundred (200) feet from any other
sign for the same development property.
3.2. All project construction signs shall be removed within five (5) years from the date of issuance of the
sign permit, or when seventy-five (75) percent of the lots or gross floor area have been sold or
leased, whichever is first.
13.05.036 Temporary Signs
Temporary commercial on-site signs and attention-getting devices that are otherwise prohibited by this
Article may be permitted for purposes of promoting special commercial activities, grand openings, sales,
special events, etc., subject to the following provisions (exception see Subsection 13.07.07, Central
Business District).
1. A fully completed temporary sign permit application and site plan shall be submitted to and
approved by the Community Development Department. a minimum of seven days prior to the date
of displaying a temporary sign.
1.
2. A temporary sign permit must be obtained from the Community Development Department.
Temporary sign permits shall be limited to a fourteen (14) consecutive day maximum exposure
period in accordance with the following specifications:
3. Temporary commercial on-site sign permits shall be limited to a maximum of ninety (90) days per
calendar year. The days for the display of the sign(s) do not have to be concurrent and are
determined by the applicant, however the dates of the display must be provided to the Community
Development with the permit. Applicable fees are established per Chapter 24 of the Municipal
Code.
4. The maximum size of a temporary commercial sign is 40 square feet and must not be more than
fifteen (15) feet in height and must not be located in the sight distance triangle as defined in Article
7.10. There is no limit on the number of ground signs however a maximum of 40 square feet per
roadway frontage is allowed. Wall mounted temporary signs are limited to one and may not extend
above the roofline of the parapet of a building. Roof mounted temporary signs are prohibited. The
maximum size of a temporary commercial sign (ground or wall) for buildings over 50,000 square
feet is one square foot per one lineal foot of building frontage with a maximum of 100 square feet.
3.5. 5. Displaying temporary commercial signs off-premises is prohibited.
Class Maximum Sign Size Number of Annual Permits
I 40 square feet 6
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II 40 square feet 6
III 40 square feet 6
1 square foot per 1 lineal foot
Big Box Stores of frontage; 6
maximum of 100 square feet
The Community Development Director may extend the temporary sign permit time period provided the
applicant does not have a history of violating the requirements of this temporary sign ordinance.
4. Class I governmental use groups whose property does not fall under the City of DeKalb’s
jurisdiction are exempt from the on-premises provisions of this temporary sign ordinance provided
the temporary signage is solely within or upon the jurisdictions property.
13.05.07 Temporary Community Event Signs
1. A written request must be submitted to the Community Development Department seven (7) days
prior to the date of the event.
2. A temporary sign permit must be obtained from the Community Development Department.
3. A temporary community event sign permit may be issued by the Community Development
Department provided that the permit shall not exceed an exposure period of more than fourteen
(14) consecutive days. The issuance of a temporary community event permit shall not exceed six
times per calendar year per sponsor. The Community Development Director may extend the
temporary community event permit time period provided the applicant does not have a history of
violating the requirements of this temporary sign ordinance.
13.05.08. Off–Premises Regulations for Temporary Signs
1. Displaying Class II temporary signs advertising or promoting commercial marketing initiatives upon
residential zoned properties is strictly prohibited.
2. Displaying temporary signs off-premises is prohibited for Class II use groups.
3. Displaying temporary signage off-premises for Class I and Class III use groups is permitted in
accordance with the following regulations:
a. Class I use groups electing to display temporary signs upon government property or off-
premises upon private commercially-owned property within the jurisdiction of the City of DeKalb
shall comply with the temporary sign ordinance regulations as prescribed herein. Class I Use
groups whose properties are within the City of DeKalb’s jurisdiction may display temporary
signs upon the site where the governmental unit’s business offices are located or where the
activity being promoted takes place.
b. Class II use groups may display approved temporary signs only on the property where the
business is located. A Class II use group sponsoring a Class II commercial event within or upon
a property owned and/or operated by a Class I or Class III use group shall comply with Class
II Use group requirements for temporary signs.
c. Class III use groups may display temporary signs off premises in accordance with the
limitations and locations as authorized in the approved permit.
4. Class I or Class III community event sponsor shall submit written permission from the property
owner of the proposed off-premises site where said temporary sign is to be located authorizing the
placement of a temporary sign to advertise a community event.
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5. A Class I or Class III community event sponsor shall ensure removal of any and all temporary
sign(s) are removed within seven (7) calendar days of the conclusion of their community event.
6. When approved by the Community Development Department, an off-premises property owner may
not post more than two temporary community event signs concurrently; each temporary sign shall
not exceed more than forty (40) square feet; the host site shall have the required frontage
necessary to accommodate the signage proposed.
7. Where off-premises sites have two frontages, the off-premises temporary community event sign
regulations shall apply for each frontage.
8. An off-premises temporary sign shall be placed no more than fourteen (14) days in advance of the
start date of the community event.
9. Temporary signs posted off-premises may be temporarily affixed to existing fencing at the frontage
of the site provided the signage does not cover more than fifty (50) percent of each frontage fence,
does not exceed the height of the fence and does not interfere with the vision triangle or create a
hazard thereby jeopardizing the public’s safety.
13.05.09 Temporary Sign Permit Fees
In accordance with the limitations as prescribed Section 13.05, Subsection 6, Paragraph c., the permit
application fees for Temporary Sign Permits are as follows:
Class Fee per event
I (on premises) None
I (off premises) $10.00
II $10.00
III $10.00
Big Box Stores $10.00
13.05.10 Removal of Unapproved, Existing Temporary Signs
On or within ninety (90) calendar days of the effective date of this Ordinance, August 9, 2010, any and all
existing Temporary Signs being displayed without a valid permit issued by the Community Department,
may be ordered to be removed by the Community Development Director until such time as a permit has
been issued. (2017-044)
13.06 Permitted Signs –Residential Districts
1. In addition to the signs allowed in 13.05, the following signs are permitted in the Residential and
Planned Residential Districts:
a. Dormitory, Fraternity and Sorority Signs: One (1) non-illuminated wall sign not exceeding six
(6) square feet in area or one (1) non-illuminated ground sign not exceeding six (6) square feet
in area nor six (6) feet in height shall be permitted for each dormitory, fraternity or sorority. Said
signs shall be constructed of masonry or on incombustible material.
b. Home Occupation Signs: One (1) permanent sign may be permitted provided that said sign is
non-illuminated, is attached to the dwelling unit housing the home occupation and is not greater
than one (1) square foot in area.
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c. Property Rental Agent Signs: One (1) non-illuminated wall sign not exceeding six (6) square
feet in area shall be permitted for a property rental agency office. Said signs shall be
constructed of masonry or on incombustible material.
2. Location and Height Regulations
a. All signs shall be placed not closer than ten (10) feet from any side or rear lot lines nor closer
than eighteen (18) inches from any front property line.
b. All signs shall not exceed fifteen (15) feet in height or the height requirement otherwise
specified for a certain sign, whichever is less.
13.067 Additional Sign Regulations Permitted Signs – Commercial and Industrial Districts
Additional The regulations governing signs in all zoning districts the Commercial, Planned Development -
Commercial, Industrial, Planned Development - Industrial and Office/Research/Light Industrial Districts
shall be as follows, unless a sign plan is approved as part of a Planned Development – Residential, Planned
Development – Commercial or Planned Development – Industrial zoning district:
13.067.01 Permanent Ground Signs
1. Each lot is permitted no more than one (1) ground sign located along the street frontage that serves
as the primary access for the lot. Where there is two (2) or more street frontages, one (1) additional
ground sign may be located along the street frontage that serves as the secondary access for the
lot, if that street frontage is a continuous length in excess of two hundred (200) lineal feet.
2. No ground sign shall exceed fifty (50) square feet in neither area for a single user, nor more than
seventy-five (75) square feet for two tenants or users, except as otherwise provided below, in
Subsection 5.13.07, paragraph 4c, Article 5, “Planned Development Regulations.”
1. Any combination of tenants, users or businesses that share a common entrance, common
restrooms, or a common cash register or payment facility shall count as a single user or tenant,
regardless of relationships through franchises, business or corporate names, or similar distinguishing
factors. Examples include a snack bar inside a department store or a convenience store located within
a gas station, both of which shall be considered a single user in all circumstances.
2. Ground signs serving buildings with three or more tenants, commercial subdivisions with three or
more lots, where only one lot has street frontage, or similar situations, shall have the following additional
regulations: be allowed a ground sign of not greater than one hundred fifty (150) square feet, provided
that:
a. No individual tenant, user or building occupant shall have a panel or portion of the sign
exceeding fifty (50) square feet in area;
b. The sign shall be designed to provide adequate advertising opportunity to all lots and tenants;
c. In the case of a single owner, the owner may assign smaller or greater percentage of allowable
sign area to each tenant, subject to subparagraph a, above. In the case of multiple owners, the
percentage of allowable sign area granted to the various owners and/or tenants shall be by
written agreement, executed by the owners and recorded as a covenant running with the land.
A copy of the executed and recorded agreement shall be provided with any sign permit
application for such sign.
3. The bottom edge of the display portion of a ground sign shall either be erected at a height of less
than four (4) feet, or greater than eight (8) feet above the ground elevation.
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4. No ground sign shall exceed ten (10) feet in height measured from the ground elevation at the base
of the sign, except in the following circumstances:
a. 3. A ground sign serving multi-tenant situations per Paragraph 2, above, may be allowed up
to thirty (30) feet in height, provided it does shall not exceed the height of the primary structure by five
(5) feet, and the required front yard setback for the sign shall be increased by one (1) additional foot
for each one (1) foot by which the height of such sign exceeds ten (10) feet;
b. 4. In the following areas, ground signs for single users will be allowed up to one hundred
(100) square feet in area, or up to one hundred fifty square feet (150) to multiple users, and may be up
to thirty-five (35) feet in height. The maximum height may be increased to a height of not more than
sixty (60) feet, without being limited to the height of the primary structure on the property, after receiving
a special use permit from the City Council:
All property located south of Fairview Drive, north of Gurler Road, east of the line lying parallel to
and 1150 feet west of the center line of South Annie Glidden Road, and west of a line parallel to
and 1320 feet east of the center line of Peace Road.
Other Regulations.
a. 5. No portion of a ground sign shall be located in the sight distance triangle as defined in
Article 7.10. closer than eighteen (18) inches from any property line(s).
b. 6. No ground sign shall be erected within eight (8) feet of any line conductors, service drops
or power lines. The placement of ground signs shall not interfere with any utility lines as determined
by the Chief Building Official or designee.
c. 7. Ground signs shall be set back a distance of one (1) lineal foot from any property line if the
topmost edge of the sign exceeds ten (10) feet in height from the ground; the said ground sign shall
be setback an additional one (1) lineal foot from the property line for every additional one (1) foot
the height of the topmost edge of the sign exceeds ten (10) feet.
d. 8. Ground signs supported by a pole or poles or base shall have the support pole(s) or base
screened from view from all visible directions. Support pole or poles shall be enclosed in skirting or
a solid base, with a minimum width not less than half of the width of the proposed sign and with a
maximum width not greater than the ten (10) percent more than the width of the proposed sign.
The skirting or base shall be constructed of materials consistent with the appearance of the
principal structure(s) located on the same lot as the sign, or constructed of materials consistent
with the intent of this provision as approved by the Chief Building Official or designee.
e. 9. The ground immediately adjacent to said skirting or base shall be landscaped sufficiently so as
to screen from unobstructed view fifty (50) percent of the lower half of the skirting or base,
measured as fifty (50) percent of the height between the ground and the bottom edge of the display
portion of the proposed sign or two (2) feet, whichever is lower. The landscaping shall include
species of vegetation appropriate to and consistent with the climate and appearance of the City of
DeKalb, as approved by the Chief Building Official or designee..
f. 10. It shall be the sole responsibility of the property owner(s) to maintain the neat appearance
and functionality of any ground signs, including the skirting, base, and/or landscaping associated
with said ground sign.
13.07.02 Business Signs -– Permanent Wall Signs
1. Wall signs shall be substantially flush with the building wall, shall not extend beyond the wall of the
building more than eighteen (18) inches and shall not project beyond any property line.
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2. The size of the wall signs facing alleys or other public areas (but not streets or roads) shall be
computed the same as a regular wall sign identifying the business or occupant located within the
building.
3. The total allowable area of wall signs shall not exceed one (1) square foot per lineal foot of building
frontage upon which the sign is affixed. The maximum area of any one wall sign shall not exceed
three hundred (300) square feet. Area allowed on one side of a building shall neither be transferred
to another side of the building, or to any other building.
4. In buildings containing multiple tenants, the owner of such building may assign smaller or greater
percentage of allowable sign area to each tenant; however, the total sign area shall not exceed the
maximum allowable under paragraph 3 of this Section Article.
5. Wall signs shall not extend above the roof line.
6. Other Regulations
a.6. Wall signs may be placed on the vertical face of a mansard roof, whether real or artificial.
b.7. Each business in the “NC” Neighborhood Commercial District shall be limited to one wall sign facing
a roadway. No wall sign shall exceed fifty (50) square feet in area.
c.8. Internally illuminated Wwall signs facing the property line of an adjacent property zoned in a
residential district shall not be permitted if the adjoining property line is closer than fifty (50) feet to
the wall in question.
d.9. Wall signs cannot be made of vinyl or other flexible material and must be affixed to a solid non-
flexible base or substrate. (2008-052)
e.10. Banner signs are not considered a permanent wall sign and are only temporarily
permissible. (2008-052)
13.07.03 Under Canopy Signs
1. One (1) sign located under a canopy, fixed awning or marquee shall be permitted for each business
in a building. There shall be a minimum clearance of eight (8) feet between the ground and any
such sign.
2. The area of an under canopy sign shall not exceed one (1) square foot.
13.07.04 Manual and Electronic Changeable Copy Signs
1. Each lot, building or property, whichever is most restrictive, may have one manual or electronic
changeable copy sign, which may be either a wall sign or part of a ground sign.
1. Electronic Changeable Copy Signs are not allowed in the CBD Central Business District, except
for time and temperature signs, and any Residential Zoning District (except for non-residential uses
located in the SFR1, SFR2, TFR and RC-1 Districts).
2. Manual and electronic changeable copy signs shall not exceed fifty (50) percent of the permitted
maximum sign area of a ground sign or forty (40) sq. ft., whichever is less. If the changeable copy
sign is part of the ground sign, the changeable copy sign shall not exceed eighteen (18) square
feet in area. The “permitted maximum sign area” for manual and electronic changeable copy signs
may include the sign base, support structure, architectural features, any material, framing or color
forming a part of the background of the sign display.
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3.2. Manual and electronic cChangeable cCopy sSigns shall conform to the regulations for ground signs
or wall signs, except as otherwise provided for in this subsection.
3. No advertising shall be placed upon a manual or electronic changeable copy sign other than the
owner or references to the business conducted within the premises to which the sign is attached,
community events and the time and/or temperature.
4. For electronic changeable copy signs the following regulations shall also apply:
a. Digital displays shall be static in nature and shall not have movement of any kind or the
appearance or optical illusion of movement, on any part of the sign.
b. Each message on the sign must be displayed for a minimum of five (5) seconds.
c. The change between static messages must be accomplished immediately, with no use of any
transitions.
d. The sign must include light sensors and dimmer controls that automatically adjust to outdoor
lighting levels so that illuminations levels are dimmer at night and on cloudy days than during
sunny days. In no instance shall lighting intensity exceed 500 nits.
e. The sign shall not contain any “off-site” advertising, except for the dissemination of bona fide
emergency public messages issued by a unit of government.
f. The sign shall be equipped with an automatic off switch when the sign is malfunctioning or has
missing light fields.
13.07.05 Gasoline Station or Drive-Through Canopy Signs Facilities
1. Gasoline Station and Drive-Through Canopy Signs Facilities
A gasoline station or drive-through facility with a permitted canopy may have no more than one (1)
sign, attached on each of any threewo (32) sides of the vertical face of the canopy. The area of
each sign shall not exceed twelveen (120) square feet. When attached to the vertical face of the
canopy, each sign shall be a flat sign and shall not project above or below the vertical face of the
canopy by more than one (1) foot and shall not infringe upon the vertical clearance requirements
of Article 7, Section 7.04 of this Ordinance. If illuminated, such signs shall only be illuminated by
non-intermittent light sources.
2. Gas Station Price Signs
a. Gasoline price signs accessory to gasoline stations will be permitted to have one digital or
manual changeable copy sign to show current gasoline prices at all times;
b. The total Electronic Changeable Copy sign(s) area shall not exceed a total of twelve (12)
square feet per sign face. Lighting intensity shall be restricted to 500 nits;
c. Gasoline pricing information shall be a fixed, non-intermittent, static message with no wipes,
fades, flashes or similar effects.
13.07.06 Window Signs
1. Window signs are allowed in addition to other permitted signs and are not included as part of the
area calculation of wall signs.
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2. The maximum area of shop window signs shall not exceed forty (40) percent of the area of the
window in which it is placed or visible.
13.07.07 Area of Special Control - “CBD” Central Business Zoning District (2017-044)13.07.06 Projecting
Signs
1. Projecting Signs: In the “CBD” Central Business Zoning District, projecting signs are permitted,
subject to the provisions below.
1. Projecting signs shall neither extend more than four (4) feet from the vertical plane of the
façade, or closer than two (2) feet to the back of the curb of the street on which the said façade
fronts;
2. Projecting signs shall not exceed twelve (12) square feet in area;
13.07.06 Projecting Signs
3.1. The lowest portion of a projecting sign shall not be closer than eight (8) feet to the sidewalk
and the highest portion of the sign, including the supporting structure, shall not be taller than
the building wall;
4.2. The sign shall advertise only the name and/or nature of the business. However, the sign may
display a product directly associated with the business. No such product shall violate any other
provision of this UDO, nor shall any such product relate to the imagery or products of a sexual
nature or which appeal to a prurient nature; (2018-001)
5.3. Remote lighting by a neutral color is permitted. Such remote illumination must be placed so
that it does not interfere with similar lighting of the next adjacent establishment or vehicular
movement. Remote lighting shall not project from the facade of the building more than eleven
(11) inches. Interior lighting of projecting signs is not allowed in the CBD Central Business
District;
4. The area of all projecting signs counts toward the total area of signage allowed per this Article.
per paragraph 2, below.
6. 13.07.07 Area of Special Control - “CBD” Central Business Zoning District (2017-044)
2.1. In the Central Business District, the maximum size of all signs shall not exceed an area of two (2)
square feet per one (1) lineal foot of building frontage. This includes all ground, projecting, canopy,
awning, marquee, and wall signs.
3.2. Awnings, Canopies and Marquee Signs
a. The construction materials and manner of construction of all awnings, canopies and marquees
shall be subject to Chapter 6 of the City of DeKalb Municipal Code.
b. No awning, canopy or marquee shall be constructed or erected so that the lowest portion
thereof is less than eight (8) feet above the sidewalk or parkway.
c. No awning, canopy or marquee shall be constructed or erected to extend neither greater than
five (5) feet from the vertical plane of the building façade, nor closer than two (2) feet to the
back of the curb of the street on which the building fronts.
d. All awnings, canopies and marquees shall be supported solely by the building to which they
are attached and no columns or posts shall be permitted as supports.
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e. No advertising shall be placed on any awning or canopy except that the name of the owner
and business, industry or pursuit conducted within the premises may be painted on or otherwise
permanently placed in letters not exceeding twenty (20) inches in height on the front and side
portions thereof.
f. Any letters, numbers or characters painted or otherwise permanently placed on a canopy,
awning or marquee shall count toward the maximum area of wall signage permitted per this
Article. Paragraph 2, above. The area of signage on an awning, canopy or marquee shall be
measured and considered as contributing to a property’s maximum permitted wall signage area
in accordance with the provisions of Article 13.025.02 Calculation Determination of Sign Area.
4.3. Special event signs may be placed on the sidewalk portion of the public right-of-way if no
practicable alternative exists to place the sign on private property. Such signs may be approved by
the City Manager or designee City Council, after receiving a report and recommendation from the
Chief Building Official or designee Community Development Director, or his/her designee, in
accordance with the provisions found in Article 13.05, subparagraph 6, except as follows:
a. Such signs shall be limited to a thirty (30) day maximum exposure period for not more than two
(2) times during a calendar year. The City Council may extend this maximum exposure period
when necessary.
b. Such signs shall neither exceed forty-eight (48) inches in height nor thirty (30) inches in width.
c. The placement of such signs shall be limited to a location deemed appropriate by the City
Manager or designeeCity Council.
d. Any sign to be located in the Lincoln Highway (Illinois Route 38) or Fourth Street (Illinois Route
23) right-of-way shall first be approved by the State of Illinois Department of Transportation
prior to City Council approval. (1993-042)
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ARTICLE 18
APPEALS AND VARIANCES
18.01 Planning and Zoning Commission
The Planning and Zoning Commission has been duly established by the City Council of DeKalb, Illinois, as
set forth in Chapter 21 of the DeKalb Municipal Code. Except as provided for in Article 16, “Administration
and Enforcement,” the Planning and Zoning Commission is authorized to take action on appeals and
variances with regard to this Ordinance and other applicable Illinois State Statutes. Rules and procedures
governing the conduct of the Commission are contained in its adopted bylaws and as may be amended
from time to time.
18.02 Appeals
An appeal may be taken to the Planning and Zoning Commission by any person aggrieved, or by an officer,
department, Commission or commission of the City affected by a decision of the Community Development
Director or designee relative to this Ordinance. Such appeal shall be taken within forty-five (45) days of the
action complained of by filing with the Community Development Director or designee a notice of appeal,
specifying the grounds thereof and by paying a fee to the City of DeKalb of such amount as may be
established from time to time by the City Council. The Community Development Director or designee shall
forthwith transmit to the Commission all of the papers constituting the record upon which the appeal action
was taken.
An appeal shall stay all proceedings in furtherance of the action that has been appealed, unless the
Community Development Director or designee certifies to the Planning and Zoning Commission, after the
notice of appeal has been filed with him, that by reason of facts stated in the certificate, a stay would, in his
opinion, cause imminent peril to life or property, in which case the proceedings shall not be stayed otherwise
than by a restraining order, which may be granted by a court of record on application, on notice to the
Community Development Director or designee and on due cause shown.
The Commission shall hear appeals under this Ordinance and as to any such appeal shall follow the rules
herein contained.
18.02.01 Hearing Required
The Planning and Zoning Commission shall hear an appeal at one of their regularly scheduled meetings
and give due notice thereof to the parties and shall render a decision of the appeal without unreasonable
delay. No hearing shall be held upon an appeal unless the parties thereto receive at least seventy-two (72)
hours’ notice of such hearing. Any party to the proceeding may appear and testify at the hearing, either in
person or by duly authorized agent or attorney.
18.02.02 Decision
1. The Commission may reverse or affirm wholly or partly or may modify or amend the order,
requirement, decision, or determination appealed from to the extent and in the manner that the
Commission may decide to be fitting and proper, and to that end the Commission shall also have
all the powers of the officer from whom the appeal is taken.
The concurring vote of four (4) members of the Commission shall be necessary to reverse any
order, requirements, decision or determination of the Community Development Director or to decide
in favor of the applicant.
2. All final orders, requirements, and decisions of the Commission shall bear the signature of the Chair
(or Vice-Chair if the Chair is unavailable). It shall be the duty of the Community Development
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Director or designee to give proper notification of the final orders, requirements, and decisions and
draft them if so instructed by the Commission.
18.03 Variances
When a property owner shows that a strict application of the terms of this Ordinance relating to the
construction or alteration of buildings or structures imposes upon him practical difficulties or particular
hardship, then the Commission may determine and vary their application of the regulations of this
Ordinance in harmony with their general purpose and intent when the Commission is satisfied under the
evidence heard before it that a granting of such variation will not merely serve as a convenience to the
applicant, but is necessary to alleviate some demonstrable hardship or difficulty so great as to warrant a
variation from the strict letter of the regulations of this Ordinance. No variance shall authorize a use not
among the uses specified by this Ordinance, as permitted in the zoning district in which such property is
located.
18.03.01 Hearing Required
No variation shall be made by the Planning and Zoning Commission except after a public hearing of which
notification of time and place of the hearing shall be provided in the following manner:
1. At the time of submitting an application for a variance, the applicant shall furnish to the City a list of
owners and their mailing addresses of all property within two hundred fifty (250) feet of the property
that is the subject of the proposed variance. This distance shall be measured in all directions from
the boundaries of the subject property and shall not include distances devoted to adjoining or
nearby public rights-of-way. In all instances, the furnished list shall include the names and
addresses of a minimum of ten (10) property owners. Should the two hundred fifty (250) foot
notification area not result in list of ten (10) property owners, then the notification area shall be
appropriately expanded until this minimum has been met. In expanding the notification area,
preference shall be given towards those properties comprised of urban-sized lots or in areas most
likely to be affected by the proposal.
2. The Community Development Director or designee shall be responsible for preparing a public
hearing notice providing the time, date, and place of the required public hearing, along with a
summary of the request and legal description of the property that is the subject of the hearing. The
public hearing notice required by this section does not need to include a metes and bound legal
description of the area proposed for the variance if the notice includes a common street address or
addresses and the property index number (PIN) or numbers of all the property proposed for the
variance. The applicant shall publish the public hearing notice at least once in a newspaper having
general circulation in the City of DeKalb not more than thirty (30) nor less than fifteen (15) days
before the hearing date.
3. The applicant shall mail a notice of the public hearing to those property owners within two hundred
fifty (250) feet of the subject property. Notice of the public hearing shall be mailed to all applicable
governmental agencies, including but not limited to: School District, Park District, Kishwaukee
Water Reclamation District, Township, Drainage District and Soil and Water Conservation District.
18.03.02 Application Procedures
1. Application: The petitioner shall submit an application, on forms available from the Community
Development Department. The application shall also include the following information:
a. The legal and common description of the property on which the variance is to be considered.
b. The variance requested, and the reasons for the request.
c. The property's present zoning classification.
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d. A site plan showing the subject property and its dimensions.
e. The location of all existing and proposed buildings, structures and other improvements, building
sizes including square footage, and their distances from adjacent lot lines.
f. List of owners and their mailing addresses as required in Subsection 18.03.01.
g. Any other information which the Planning and Zoning Commission or Community Development
Director or designee requests.
2. Burden of Proof: In submitting an application for a variance, the burden of proof shall rest with the
applicant to clearly establish that the findings of fact required in Subsection 18.03.03, Paragraph 2
are met.
3. Review Procedure: The Community Development Director or designee shall review the variance
petition. The Community Development Director or designee shall solicit the opinions and comments
of other City staff members and, along with the comments received from property owners,
governmental agencies, etc., shall forward to the Planning and Zoning Commission their
recommendation of approval or denial of the variance petition or approval of a modified version of
the variance petition.
18.03.03 Hearing Procedures
1. The Planning and Zoning Commission shall hold a public hearing and shall consider the variance
petition and relevant facts presented by the applicant or their representative, City staff other
governmental agencies, or by an interested citizen. (2019-025)
2. Findings of Fact: Upon review of the application and information presented at the public hearing,
the Commission shall consider and adopt findings of fact sustaining each of the following criteria,
which are consistent with the rules provided to govern determinations of the Planning and Zoning
Commission as referenced by the Illinois Compiled Statutes.
a. The property in question cannot yield a reasonable return if permitted to be used only under
the conditions allowed by the regulations in that district.
b. The extraordinary or exceptional conditions of the property, requiring the request for the
variance, were not caused by the applicant.
c. The proposed variance will alleviate a peculiar, exceptional, or undue hardship, as
distinguished from a mere inconvenience or pecuniary hardship.
d. The denial of the proposed variance will deprive the applicant 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.
e. 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.
f. The granting of the variation will not be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located. (2019-025)
g. The proposed variation will not impair an adequate supply of light and air to adjacent property,
or substantially increase the congestion in the public streets, or increase the danger of fire, or
endanger the public safety, or substantially diminish or impair property values within the
neighborhood.
18-3
3. Variances: When a property owner shows that a strict application of the terms of this ordinance
relating to the construction or alteration of buildings or structures imposes upon him practical
difficulties or particular hardship, then the Commission may grant a variance to said ordinance in
harmony with its general purpose and intent, when the Commission is satisfied under the evidence
heard before it, that a granting of such variation will not merely serve as a convenience to the
applicant, but is necessary to alleviate some demonstrable hardship or difficulty so great as to
warrant a variation from the comprehensive plan by this ordinance created and set forth. The
Commission may grant variations from the regulations of this ordinance only in the following
instances:
a. To permit the reconstruction of a non-conforming building which has been damaged by any
means to an extent of more than fifty percent (50%) of its replacement cost at the time of
damage where the Commission shall find some compelling public necessity requiring a
continuance of the non-conforming use.
b. To permit the erection of a building in any location for a public service corporation for public
utility purposes which the Commission deems reasonably necessary for the public convenience
or welfare.
c. To permit a yard, setback or landscape buffer of a lesser dimension than required by the
applicable regulations.
d. To allow a fence in excess of the height limitations required by the applicable regulations.
e. To permit the use of a lot of a use otherwise prohibited solely because of the insufficient area
or width of the lot or lots, but in no event shall the respective area and width of the lot be less
than eighty percent (80%) of the required area and width.
f. To reduce the applicable off-street parking or loading facilities required by not more than twenty
percent (20%).
g. To increase the maximum height requirement of any district.
h. To increase the maximum site coverage.
i. To vary the height, size or location requirements for signs. To allow off-site temporary signage.
j. To make a variance where, by reason of an exception situation, surroundings, or condition of
a specific piece of property, or by reason of exceptional narrowness, shallowness or shape of
a specific piece of property or record, or by reason of exceptional topographical conditions, the
strict application of any provision of this ordinance would result in peculiar and exceptional
practical difficulties or particular hardship upon the owner of such property and amount to a
practical confiscation of property as distinguished from a mere inconvenience to such owner
provided such relief can be granted without substantial detriment to the public good and without
substantial detriment to the public good and without substantially impairing the general purpose
and intent of the comprehensive plan as established by the regulations and provisions
contained in this ordinance.
The concurring vote of four (4) members of the Commission shall be necessary to reverse any
order, requirement, decision, or determination of the Community Development Director or designee
to decide in favor of the applicant any matter upon which it is authorized by this Ordinance to render
decision, or to effect any variance. (1993-063, 2017-044, 2019-025)
4. Non-conformity as Basis for Variance: The existence of any non-conformity anywhere in the City
shall not itself be considered grounds for the issuance of a variance for other property.
18-4
5. Conditions imposed on Variances:
a. In granting variances, the Commission may impose such reasonable conditions as will ensure
that the use of the property to which the variance applies will be as compatible as practicable
with the surrounding properties.
b. A variance may be issued for an indefinite duration or for a specified duration only.
c. The nature of the variance and any conditions attached to it shall be entered on the face of the
Commission's order, or the Commission's order may simply note the issuance of the variance
and refer to the written record of the variance for further information. All such conditions are
enforceable in the same manner as any other applicable requirement of this Ordinance.
6. Notification of Decision: All final orders, requirements, and decisions of the Commission shall bear
the signature of the Chair (or Vice-Chair if the Chair is unavailable). It shall be the duty of the
Community Development Director or designee to give proper notification of the final orders,
requirements and decisions and draft them if so instructed by the Commission.
7. Period of Validity: No order of the Commission permitting the erection or alteration of a building
shall be valid for a period longer than six months, unless a building permit for such erection or
alteration is obtained within such period and such erection or alteration is started and proceeds to
completion in accordance with the terms of such permit.
No order of the Commission permitting a use of a building or premises shall be valid for a period
longer than six (6) months, unless such use is established within such period; provided, however,
that where such use is permitted is dependent upon the erection or alteration of a building, such
order shall continue to force and effect if a building permit for said erection or alteration is obtained
within such period and such erection or alteration is started and proceeds to completion in
accordance with the terms of such permit.
18.04 Appeal of Final Actions
No decision of the Planning and Zoning Commission shall be subject to review, reversal or modification by
the City Council but shall be subject to judicial review pursuant to the provisions of the Code of Civil
Procedure concerning Administrative Review Law.
18-5
Allow Electronic Changeable Copy Signs with a permit subject to:
• Not exceeding 50% of permitted sign area or 40 sq. ft., whichever is less.
• Each message must be displayed a minimum of 5 seconds.
• Shall be static in nature with no movment of any kind; no use of any transitions.
Samples of Non-Commercial Temporary Signs that will be exempt from a permit with restrictions on
maximum size and height (6’ height max., 16 sq. ft. – residential and 40 sq. ft. -commercial) and
duration of display (90 days maximum). Must be removed within 7 days after event
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 4, 2020 at 6:00 p.m. in the DeKalb
Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on City of DeKalb initiated text
amendments to Chapter 23 “Unified Development Ordinance (UDO)” of the Municipal Code to
amend Article 13 “Signs” including Article 13.01 “Purpose and Intent”; Article 13.02
“Administration”; Article 13.03 “Prohibited Signs”; Article 13.04 “Permitted Signs – No Permit
Required”; Article 13.05 “Permitted Signs – All Zoning Districts”; Article 13.06 “Permitted Sign
– Residential Districts” and Article 13.07 “Permitted Signs-Commercial and Industrial Districts”.
A text amendment is also proposed to Article 18 “Appeals and Variances”, Article 18.03.03
“Hearing Procedures” to add language allowing applications to vary sign height, size or location
requirements.
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 amendments to the City
of DeKalb, Community Development Department, 200 South Fourth Street, DeKalb, Illinois,
60115 by 5:00 p.m. by Wednesday, February 26, 2020. Further information regarding the petition
is available from the Community Development Department at (815) 748-2070 or on the City of
DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings
Max Maxwell, Chairperson
DeKalb Planning and Zoning Commission
MINUTES
CITY OF DEKALB
COMMITTEE OF THE WHOLE MEETING
FEBRUARY 10, 2020
The City Council of DeKalb, Illinois held a Committee of the Whole meeting on February
10, 2020, in the City Council Chambers of the DeKalb Municipal Building, 200 South
Fourth Street, DeKalb, Illinois.
A. CALL TO ORDER AND ROLL CALL
Mayor Smith called the meeting to order at 5 p.m.
City Clerk Lynn Fazekas called the roll, and the following members of the City Council
were present: Alderman Carolyn Morris, Alderman Bill Finucane, Alderman Tracy Smith,
Alderman Greg Perkins, Alderman Scott McAdams, Alderman Mike Verbic, Alderman
Tony Faivre, and Mayor Jerry Smith.
Also present were: City Manager Bill Nicklas, Principal Planner Dan Olson, City Attorney
Matt Rose, and Management Analyst Jason Blumenthal.
B. APPROVAL OF THE AGENDA
MOTION
Alderman Finucane moved to approve the agenda. Alderman Smith seconded.
VOTE
Motion carried 8-0 on roll call vote. Aye: Morris, Finucane, Smith, Perkins, McAdams,
Verbic, Faivre, Mayor Smith. Nay: none.
C. PUBLIC PARTICIPATION
DeWayne Brown talked about signs, irresponsible advertising, and some history of
signage. He said DeKalb has lost restaurants due to content restrictions to their signs,
and the City should “proceed with caution ahead” in amending the rules.
D. CONSIDERATIONS
1. Consideration of Suggested Revisions to Chapter 23, “Unified Development
Ordinance,” Article 13, “Signs.”
City Manager Nicklas said sign regulations must be amended to bring them in line with a
Supreme Court decision that struck down content restrictions, but there are also
considerations within the City’s purview as well.
Committee of the Whole Minutes
February 10, 2020
Page 2 of 2
Principal Planner Olson showed graphics of buildings, one with signs represented and
labeled by type, another to help illustrate how sign area is calculated. Current restrictions
such as numbers of signs and sizes of signs will be eased according to the proposed
amendments, as would restrictions on temporary sign permits both commercial and non-
commercial; variances would be granted based on unique need.
Planner Olson, City Attorney Matt Rose, and City Manager Nicklas then answered
questions from Council that clarified the proposed amendments, including:
• Signs in special shapes (e.g., in the shape of a tool) and signs with characters on
them would be allowed.
• Sign permit fees generally would not cover the administrative costs completely.
• Restrictions in the proposal would generally not apply to vehicles.
• Permanent signs are distinguished from temporary signs by types of materials and
how they are anchored.
Council members expressed interest in the following measures:
• Informing the community of responsibilities when it comes to signage.
• A requirement for sandwich-type signs to be able to stand alone, unpropped.
• The ability to submit sign permit forms online.
Mayor Smith asked if there was consensus to proceed to move this proposal to Planning
& Zoning Commission. No one voiced objections.
E. EXECUTIVE SESSION PURSUANT TO 5 ILCS (120/2)
No executive session was authorized during this meeting.
F. ADJOURNMENT
At 5:45 p.m., Mayor Smith asked for a motion to adjourn.
MOTION
Alderman Morris moved to adjourn Committee of the Whole. Alderman Faivre seconded.
VOTE
Motion carried by majority voice vote. Mayor Smith declared adjournment at 5:45 p.m.
________________________________
LYNN A. FAZEKAS, City Clerk
Approved by City Council: February 24, 2020.
Planning and Zoning Commission
December 5, 2018
Page 4 of 6
Elgin’s website when using the phone versus the desktop. Mr. Maxwell
discussed the amount of time spent on the site from various visitors, as well
as the number of unique versus return visitors. Chair Doe asked if there was
a link to the Chamber of Commerce on the website, which it was noted there
is.
Chair Doe thanked Mr. Thorson and Mr. Blumenthal for including the
Commission in the discussion.
2. Items For Discussion – Miscellaneous Text Amendments to the Unified
Development Ordinance
Mr. Olson stated that on occasion miscellaneous text amendments to the
UDO are brought to the Commission for feedback and discussion. He
summarized the proposed changes.
Mr. Olson stated that fence regulations in the UDO are currently not specific
regarding which materials are acceptable. He mentioned that a list of
acceptable materials for fences or a list of prohibited materials should be
expanded and added to the UDO. Mr. Olson also noted that in Article 7 of the
UDO there are requirements and criteria for when a traffic study must be
conducted including a minimum threshold for peak hour trips. Mr. Olson
stated that staff is suggesting a change to have the City Engineer approve
traffic studies rather than requiring the City Council to approve them with a
recommendation from the Public Works Director.
Mr. Olson stated that the UDO currently allows Portland Cement Concrete or
Bituminous Concrete as acceptable materials for parking lots and driveways
under Article 12. He noted that for single and two-family dwellings, it is
recommended 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 added this will allow for water permeation and accommodate an eco-
friendlier option. Additionally, Mr. Olson mentioned in Article 12 of the UDO,
the requirement of berms or decorative screening in yards adjoining a street
to help buffer a parking lot is required. He stated staff suggests a modification
to allow for either shrubs or berming for smaller sites.
Mr. Olson stated content neutral signage is an issue for the City to contend
with as a U.S. Supreme Court case in Arizona (Reed v. Town of Gilbert, 135
S.Ct.2218) in 2015 clarified that municipalities can’t impose content-based
restrictions on signage. Mr. Olson added that the City’s current sign code
includes content that is likely unconstitutional, and noted that the City Council
has had discussions regarding the potential to engage in greater enforcement
of the sign code. Mr. Olson stated staff is suggesting an update of the code to
ensure its constitutionality prior to undertaking enforcement efforts.
Planning and Zoning Commission
December 5, 2018
Page 5 of 6
Mr. Olson stated, however that a few minor changes are proposed to the sign
code. He mentioned regulations need to be added to cover wall signs for non-
residential uses located on residential zoned properties. He stated another
suggested change is to remove the content-based nature of the regulation
that allows churches, schools, and public buildings one identification sign if
the lot has more than one street frontage. Mr. Olson stated that staff
recommends allowing electronic changeable copy signs (digital display signs)
in limited situations without having to go through a special use permit
process.
Mr. Olson said that another suggestion was to increase the size allowed for
signs on gas station canopies from a maximum of 10 sq. ft. to 12 sq. ft. and to
increase the number of allowed signs from two to three. Mr. Olson mentioned
that staff recommends amending the landscaping requirements for the base
of pole signs in Article 13 so that they would only apply for larger signs or
when the bottom of the sign is over a certain height above the ground. He
added another proposed amendment is to allow limited off-site directional
signage for residential/commercial subdivisions over a certain size. Mr. Olson
noted that there is conflict between the maximum size allowed for window
signs that needs to be cleared up.
Mr. Olson stated that another recommended text amendment to the UDO is
the references to the Board of Appeals in Article 18 be changed to the
Planning and Zoning Commission, as the Commission is acting as the Board
of Appeals in relation to variances. He stated that it is also recommended to
replace the Chief Building Official reference with Community Development
Director regarding the appeals process. Mr. Olson finally noted that language
should be added Article 18 to clarify what variances can be applied for.
Chair Doe asked if someone would have to apply for a special use for building
a digital sign. Mr. Olson responded with the proposed amendment, a special
use would not be required just a sign permit. Ms. Charlton noted concerns
getting resident feedback on digital signs, which was echoed by Mr. Maxwell.
It was suggested perhaps that in residential zoned areas that digital signs
must get a special use permit. Mr. Castro expressed concerns about the
language possibly being too restrictive and that the scope of traffic studies be
adequate. Mr. Klein noted apprehension regarding the increase of the size
and number of signs allowed in the proposed language. Mr. Olson noted that
the increased number of signs is referring more to canopy signs for gas
stations, and there are different restrictions for signs on the main building. Mr.
Olson stated that an ordinance from the town of Gilbert, AZ is a good
example of language that can be used to cover the content neutral issue. Mr.
Maxwell expressed concerns about possibly grandfathering in signs once this
language is implemented.
Planning and Zoning Commission
December 5, 2018
Page 6 of 6
F. REPORTS
Mr. Olson mentioned the next Planning and Zoning Commission meeting will be
Wednesday, December 19th, and there are three public hearings scheduled. He
noted at the November 13th City Council meeting, the Fant Subdivision and
special uses were approved and the amendment to the Cornerstone and Plaza
DeKalb projects regarding modify the use lists were also approved.
G. ADJOURNMENT
Mr. Klein motioned to adjourn, Mr. Castro seconded the motion, and the motion
was approved by unanimous voice vote. The meeting adjourned at 7:34 pm.
Respectfully Submitted,
Christine Wang, Recording Secretary
Minutes were approved by the Planning and Zoning Commission on Wednesday,
January 23, 2019.