Planning & Zoning Commission

DeKalb Municipal Building City Council Chambers 200 S. Fourth St., 2nd Floor DeKalb, IL 60115 AGENDA Planning and Zoning Commission June 17, 2020 6:00 PM Please Note: On March 16, 2020, Illinois Governor JB Pritzker issued executive order 2020-07 which declared that during the duration of the Gubernatorial Disaster Proclamation pertaining to the coronavirus outbreak, “the provisions of the Open Meetings Act, 5 ILCS, requiring or relating to in-person attendance by members of a public body are suspended. Specifically, (1) the requirement in 5 ILCS 120/2.01 that ‘members of a public body must be physically present’ is suspended; and (2) the conditions in 5 ILCS 120/7 limiting when remote participation is permitted are suspended.” The executive order further states that when a public meeting is considered necessary by the governing body, “public bodies are encouraged to provide video, audio, and/or telephonic access to meetings to ensure members of the public may monitor the meeting, and to update their websites and social media feeds to keep the public fully apprised of any modifications to their meeting schedules or the format of their meetings due to COVID-19, as well as their activities relating to COVID-19.” The City of DeKalb has taken prudent steps to assure that Planning and Zoning Commission member remote participation and public access are available and will be provided within the provisions of the Governor’s executive order. A. ROLL CALL B. APPROVAL OF AGENDA (Additions or Deletions) C. APPROVAL OF MINUTES 1. June 3, 2020 D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record) E. NEW BUSINESS 1. Public Hearing – A petition by DeKalb CUSD #428 to amend the Special Use Permit approved by Ordinance #2017-31 to extend the time frame for a modular classroom to remain on the site at 1121 School Street (Littlejohn Elementary School) F. REPORTS G. ADJOURNMENT Planning and Zoning Commission June 3, 2020 Page 1 of 5 MINUTES CITY OF DEKALB PLANNING AND ZONING COMMISSION June 3, 2020 The Planning and Zoning Commission held a Meeting on June 3, 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. Vice Chair Doe stated she wanted to thank everyone for being here tonight, including those who are watching on Channel 14 or streaming live. She referenced the Governor’s Executive Order in March that allows Commission members to participate remotely. She mentioned for those attending the meeting the room has been set up to meet the CDC recommended distancing guidelines and the Executive Order from the Governor. A. ROLL CALL Recording Secretary Aaron Walker called the roll. Planning and Zoning Commission members present were: Vice Chair Christina Doe, Ron Klein, Jerry Wright, Trixy O’Flaherty, and Steve Becker. Chair Max Maxwell and Commissioner Vicki Buckley were absent. Principal Planner Dan Olson was present representing the City. B. APPROVAL OF THE AGENDA (Additions/Deletions) Vice Chair Doe requested a motion to approve the June 3, 2020, agenda as presented. Ms. O’Flaherty 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. May 20, 2020 – Mr. Klein requested a change on page 4 of the minutes from “her” to “he” when referencing his comment. Vice Chair Doe requested a motion to approve the May 20, 2020 minutes with corrections. Mr. Klein motioned to approve the minutes with corrections. Mr. Becker 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 Planning and Zoning Commission June 3, 2020 Page 2 of 5 1. Public Hearing – A petition by 2675 Sycamore Road Development LLC, represented by John Pappas, for approval of the rezoning of 2675 Sycamore Road from the “GC” General Commercial District to the “PD-C” Planned Development Commercial District and approval of a preliminary and final development plan to accommodate a 4-story executive suites residential complex with ground level commercial space. John Pappas, representing 2675 Sycamore Road Development, LLC, stated he is proposing to build a 59-unit executive suite complex, to be called Isaac Suites, on the subject site. He advised he has recently worked on several commercial and apartment rental projects including Plaza DeKalb, Cornerstone, and Agora Tower. He stated there is high demand for executive extended stay rentals. He advised the average rental time would be between 6 months to a year for Isaac Suites He noted this is an untapped market in the area and he expects his customer base to be professors, hospital staff, interns, and other business professionals. Mr. Pappas advised this business is different than the average extended stay hotels and rental apartments, as they will conduct background checks on all their customers. He noted his customers will be offered personalized service, such as having staff sent to purchase groceries or run errands. Mr. Pappas stated the property has been vacant for 12 years and the executive suites would be a great use for the site. Principal Planner Dan Olson went through the staff report dated May 29, 2020. He advised the property has been vacant since 2007 and is currently zoned “GC” General Commercial District. He noted the maximum building height in the “GC” district is two stories and any dwelling units above ground level require a special use permit. He advised rezoning the property to the “PD-C” Planned Development Commercial District would allow for the proposed four-story complex and dwelling units above the ground level. Mr. Olson advised a two-story motel was previously located on the property and was demolished in 2007. He added the proposed structure would use the same building pad and access point off Oakland Dr. as the hotel used. Mr. Olson noted there are two detention ponds proposed, one along the northern portion of the site and one at the southwest corner. Mr. Olson mentioned the development will include 59 one-bedroom, fully furnished apartments and a banquet room/conference room to be used by the tenants. He stated there will be three different types of units including 54 units at 420 sq. ft., three units at 483 sq. ft., and two handicap accessible units at 720 sq. ft. He noted there will be 2,900 sq. ft. of ground level commercial space Planning and Zoning Commission June 3, 2020 Page 3 of 5 as well. Mr. Olson advised the development is required to have 101 parking spaces, and 112 parking spaces will be provided on the site including five handicap spaces. Mr. Olson noted, at the request of the City, the developer will be connecting the “private” water main with the dead-end City water main that serves the townhome development to the west. He advised the connection will improve the fire flows and water quality for the residents living at 802-816 Oakland Dr., as well as the proposed development. Mr. Olson stated landscaping is provided around the perimeter of the site with additional plantings being provided beyond the minimum UDO requirements. He advised several dead trees and underbrush has already been removed from the site. Vice Chair Doe gave the public an opportunity to speak. Daryl Rolland, of 812 Oakland Dr. and President of the Oakland Place Townhomes Association to the west said he had met with Mr. Pappas prior to this meeting to state their concerns. He advised they had concerns regarding parking, water runoff, and maintenance of the creek area. He noted Mr. Pappas has addressed all of their concerns. Mr. Rolland did note he would like the property lines to be more defined. Vice Chair Doe gave the Commissioners a chance to speak. Mr. Wright questioned Mr. Pappas, that based on his other projects downtown, if he researched the inflow and outflow of customers and if this project would fulfill a need. Mr. Pappas advised they had several inquiries for extended stays at his other properties downtown. He stated he has tried to accommodate those inquiries, but his other properties are not meant for mid-length stays. He said the new project would be able to accommodate those requests. Mr. Klein mentioned that he remembers the old motel on the site and when it was torn down. He stated he believes this is a great idea and proposal. He stated he appreciates the effort Mr. Pappas has put forth to accommodate the neighbors. Mr. Klein questioned whether he would be able to fill the 59-units throughout the year. Mr. Pappas stated based on inquiries into his rental properties and the businesses coming to Dekalb, he will be able to keep the building occupied. Mr. Pappas advised this is not a TIF project and will be privately funded. Vice Chair Doe advised she was skeptical of the project at first and wasn’t going to approve it. She stated, however, Mr. Pappas explained the need for the Planning and Zoning Commission June 3, 2020 Page 4 of 5 project, and it changed her mind and she appreciates the work he put into the project. Vice Chair Doe questioned what the lower level commercial space would be used for. Mr. Pappas advised the lower level banquet hall will not be open to the public and will only be available to the tenants of the building. He stated the commercial space will either be one 2400 sq. ft. space or two 1200 sq. ft. spaces. Ms. O’Flaherty questioned if the design of the building was finalized. Mr. Pappas and Mr. Olson advised that it was. Mr. Becker questioned if they could fill the 59 units once they opened. Mr. Pappas advised he has done the research and believes the units will be filled. He noted the rentals will be $1100-1200 per month and will be fully furnished with all utilities paid for. Mr. Pappas this a perfect non TIF project compared to his other projects downtown, which needed TIF assistance. Vice Chair Doe gave the public one more opportunity to speak. There was none. Mr. Wright moved that the Planning and Zoning Commission forward its findings of fact and recommend to the City Council approval of the rezoning of 2675 Sycamore Road from the “GC” General Commercial District to the “PD- C” Planned Development – Commercial District and approval of a preliminary and final development plan as listed in Exhibit A of the staff report to accommodate a 4-story executive suites residential complex with 59 dwelling units and ground level commercial space with a banquet/conference room, subject to the standards listed in Exhibit B and subject to staff comments listed in Exhibit C of the staff report. Mr. Klein seconded the motion. A roll call vote was taken. Mr. Klein – yes, Mr. Becker – yes, Ms. O’Flaherty – yes, Mr. Wright – yes, Vice Chair Doe – yes. Motion was passed 5-0-2. Ms. Buckley and Chair Maxwell were absent. F. REPORTS Mr. Olson advised a revised meeting schedule was sent out to Commission members and also provided tonight. He noted City Hall would be moving this weekend, but the June 17th Planning and Zoning Commission meeting will be held at 200 S 4th Street. He added starting in July, Commission meetings will be held at the DeKalb Public Library. Planning and Zoning Commission June 3, 2020 Page 5 of 5 Mr. Olson noted the next Planning and Zoning Commission meeting would be on June 17th, 2020 and will include a public hearing regarding the continued allowance of a modular classroom at Littlejohn Elementary School. He said the meeting will not be televised live, since all the IT equipment will have been moved to the Library. G. ADJOURNMENT Mr. Becker motioned to adjourn, Mr. Klein seconded the motion, and the motion was approved by unanimous voice vote. The Planning and Zoning Commission Meeting adjourned at 6:36PM.  STAFF REPORT June 12, 2020 TO: Planning and Zoning Commission FROM: Dan Olson, Principal Planner RE: Amendment to the Special Use Permit approved by Ordinance 2017-31 to extend the time frame for a modular classroom to remain on the site at 1121 School St. (Littlejohn Elementary School). I. GENERAL INFORMATION A. Purpose Extend the time frame for a modular classroom to remain on the subject site. B. Owner/Applicant DeKalb CUSD #428 C. Location and Size 1121 School St.; 11 acres D. Existing Zoning and Land Use “SFR2” Single-Family Residential; Public Elementary School E. Surrounding Zoning and Land Use North – “SFR2”; single-family residential South – “RC-1” and “SFR2”; single- family residential East – “SFR2”; single-family residential West – “SFR2”; single-family residential F. Comprehensive Plan Designation Institutional II. BACKGORUND AND ANALYSIS The applicant, DeKalb Community School District #428 (School District), is requesting approval of a petition to amend the Special Use Permit approved by Ordinance 2017-31 to extend the time frame for a modular classroom to remain on the site at Littlejohn Elementary School (1121 School St.). On July 10, 2017 the City Council approved Ordinance 2017-31 to allow for the addition of a modular classroom just to the west of the existing school building. The Ordinance had a three-year time limit for the modular classroom to be on the site. In 2001, the City initially granted a special use permit to the School District for the placement of a modular classroom in the same general location. The modular classroom was removed in about 2011 and the School District requested to have a modular classroom placed back on the site in 2017. The school was constructed in 1954. The modular classroom is 70’ x 24’ and located parallel and just to the south of the hard- surfaced play area west of the school building (see attached site plan). The classroom is constructed of a wood-based siding product and is light tan in color. There is a handicap accessible entrance on the north side of the structure. An image of the modular classroom is provided in the packet. The parking formula and number of existing parking spaces shown on the site plan has not changed since 2017. Based upon the parking formula in the UDO, there are 62 required parking spaces and there are currently 72 spaces on the site with three handicap spaces. As part of the approval in 2017, the School District added site lighting along the west side of the school building to illuminate the playground area. The District also put screening around the trash dumpster in compliance with the UDO. The school had a K-5 enrollment of approximately 425 students in the 2019/20 school year with a capacity of approximately 485 students. Due to growth in enrollment in the 2017/18 school year, there was a need for more classroom space in the building. In addition, there was a need for additional space for student support and breakout areas. The music class and media center were moved to the modular classroom in 2017, which created space inside the school building for the additional classrooms and support areas. The School District indicates in their supporting documentation a continued need for the modular classroom for several years because enrollment has not decreased. The staff would recommend the modular classroom be allowed to stay on the site for no longer than three years, which is acceptable to the School District. An annual inspection is conducted on the modular classroom and a Temporary Facility Permit is issued by the DeKalb County Regional Office of Education. III. STANDARDS OF A SPECIAL USE 1. The proposed special use complies with all provisions of the applicable district regulations. Littlejohn Elementary School has been located on the subject property since the 1954. A special use permit was issued in 2001 and 2017 for the site to include a modular classroom. The subject property is zoned “SFR2” Single-Family Residential, which Page 2 of 4 requires a special use for public school buildings. The modular classroom meets all setback and other zoning requirements of the “SFR2” District and the UDO. 2. The proposed special use will not be unreasonably detrimental to the value of other property in the neighborhood in which it is to be located or to the public welfare at large. The proposed special use will not have a detrimental effect on the adjacent properties or land uses. An elementary school has existed on the site since 1954. A modular classroom was located on the site from 2001 to 2011 in approximately the same location. A modular classroom was re-established on the property in 2017 and has not been a detriment to the neighborhood. The nearest home to the modular classroom is about 160 feet away. 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 special use will not dominate the immediate area and will not prevent development on the neighboring properties. The surrounding areas is already developed with single- family residential uses and the school has existed on the site since 1954. The modular classroom was previously located on the site for approximately 10 years from 2001 to 2011 and the current modular classroom has been on the site since 2017. The location of the modular classroom on the site has not dominated the immediate area and meets the requirements of the UDO. 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 and the modular classroom. The appropriate utilities are provided to the classroom and additional lighting was added to the area between the school building and modular classroom in 2017. 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. A modular classroom has been located in the same place since 2017 and has operated in a manner that is compatible with the surrounding area. An annual inspection is conducted on the modular classroom and a Temporary Facility Permit is issued by the Page 3 of 4 DeKalb County Regional Office of Education. The modular classroom will allow the school district to serve the educational needs of the community, which promotes the public health, safety and general welfare of the City. IV. CITIZEN RESPONSE/COMMENTS The City received a Citizens Response Form from Jason Leverton of 1221 N. 13th St. indicating he does not support the proposal. The Form notes concern about the safety of the modular classroom and the lack of unity of school operations. We also received a Citizen Response Form from Tom Dickman of 1105 N. 13th St. indicating support of the proposal as long as the School District has good reason for the modular classroom. Finally, a Citizen Response Form was received from Frank and Patricia Andrlik of 836 N. 11th St. noting support of the request if the students and teachers are not in danger and the modular classroom is clean and in good working order. V. CONCLUSIONS AND RECOMMENDATION Staff would recommend approval of the amendment to the special use permit and allow the continuation of the modular classroom on the subject site for three more years. The modular classroom will allow the school district to serve the educational needs of the community, which promotes the public health, safety and general welfare of the City. 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 an amendment to Ordinance 2017-31 to extend the time frame for a modular classroom to be located at 1121 School St. (Littlejohn Elementary School) as shown on the attached Exhibit A, subject to the following condition: 1. The modular classroom may remain on the subject site in the location as shown on Exhibit A for no more than three (3) years of the date of approval of the Ordinance granting the amendment and shall, on or before said date, be removed from the property. At such time, the surface beneath the modular classroom shall be restored to a pre-installation, grassed condition. Page 4 of 4 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, June 17, 2020, at 6:00 p.m. in the DeKalb Municipal Building, 200 South Fourth Street, DeKalb, Illinois, on the petition by DeKalb CUSD #428 to amend the Special Use Permit approved by Ordinance #2017-31 to extend the time frame for a modular classroom to remain on the site at 1121 School St. (Littlejohn Elementary School) for three more years. The subject site has a Parcel Identification Number (PIN) of 08-14-453-037 and is zoned “SFR2” Single-Family Residential. 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 4:00 p.m. on Wednesday, June 17, 2020. You may also submit written comments regarding the request through the Online Public Comment Submission Form at https://www.cityofdekalb.com/FormCenter or by e-mail to dan.olson@cityofdekalb.com up to 4:00 PM on the day of the hearing, Wednesday, June 17. Further information regarding the petition is available from the Community Development Department at (815) 748-2361 or on the City of DeKalb’s web page at https://www.cityofdekalb.com/1103/Public-Hearings. Max Maxwell, Chairperson DeKalb Planning and Zoning Commission