Planning & Zoning Commission
Regular MeetingDeKalb, IL · October 5, 2020
Minutes
Planning and Zoning Commission
October 5, 2020
Page 1 of 10
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
October 5, 2020
The Planning and Zoning Commission held a meeting on October 5, 2020, at the DeKalb
Public Library in the Yusunas Meeting Room, 309 Oak St, DeKalb, Illinois. Chair Max
Maxwell called the meeting to order at 6:00 PM.
Chair Maxwell stated he wanted to thank everyone for being here tonight. He
mentioned for those attending, the meeting 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: Chair Max Maxwell, Ron Klein, Bill McMahon
and Trixy O’Flaherty. Vice Chair Christina Doe attended via Video Conference.
Commission member Jerry Wright was absent. Principal Planner Dan Olson, City
Engineer Zachary Gill, and City Manager Bill Nicklas was present representing the
City of DeKalb. Steve Becker arrived at 6:05 PM.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Maxwell requested a motion to approve the October 5, 2020, agenda as
presented. Mr. Klein motioned to approve the agenda as presented. Ms. O’Flaherty
seconded the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
1. September 8, 2020 – Chair Maxwell requested a motion to approve the
September 8, 2020, minutes as presented. Mr. McMahon 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)
None
E. NEW BUSINESS
1. Public Hearing – A petition by Pappas Development LLC for the approval of a
zoning map amendment from the “CBD” Central Business District to the “PD-
R” Planned Development Residential District, a preliminary development plan,
Planning and Zoning Commission
October 5, 2020
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and waivers to the Unified Development Ordinance for the property located at
200 S 4th Street (Johann DeKalb Suites).
Foti Pappas, representing Pappas Development LLC, stated the development
will include four separate buildings. He advised there will be 78 units total
including a mix of studio, 1 bedroom, and 2-bedroom apartments. He noted
there is no commercial space in this development. He stated the target market
is professionals and retirees looking for fully furnished units and hotel-style
amenities. He advised the exterior facade would be brick and stone. Mr.
Pappas mentioned the greenspace on the lot will be kept and expanded. He
stated the goal is to coordinate with and enhance the surrounding
neighborhood.
Mr. Klein questioned what the minimum lease length would be. Mr. Pappas
advised the minimum length would be 1 year. Mr. Klein stated his concern for
parking due to the number of units and younger families these apartments
would attract. Mr. Pappas responded the target age for the development would
be mid-thirties and older. He advised these units are not meant for college aged
students.
Mr. Klein questioned what the expected turnover rate would be for this
development. Mr. Pappas advised the turnover rate will match their other
properties, which are above the industry average. Mr. Klein advised a citizen,
Lynne Smith, was concerned about street parking. Mr. Pappas advised there
are 78 proposed units with the majority being studio and 1-bedroom
apartments. He stated there will be 140 parking spaces for the development,
which will cover 1-2 vehicles per unit. Mr. Olson advised the proposal meets
the parking space requirements per the Unified Development Ordinance.
Chair Maxwell noted this is the third project of this type by Pappas Development
LLC in the area. He added they understand their customers and area
demographics and would have accounted for parking. Chair Maxwell and Mr.
Klein questioned the expected turnover rate for the property. Mr. Pappas
advised they expect to retain 60-65% of their residents year over a year.
Mr. Becker inquired if this development would mirror the business plan of Isaac
Suites, with its short-term leases. Mr. Pappas advised Isaac Suites’ leases are
typically 9 months or less. He stated Isaac Suites caters to traveling doctors,
professors, and patients in the area while this development will be for more
long term or permanent residents.
Principal Planner Dan Olson went through the staff report dated October 1,
2020. He advised on June 24, 2020 the City released a Request for Proposal
(RFP) inviting interested parties to respond with proposals for the old City Hall
block along South 4th Street. A total of three proposals were submitted to the
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October 5, 2020
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City. He advised Irving Construction, Pappas Development, and Mason
Properties each submitted a proposal. He noted the City Council decided to
move forward with the proposal from Pappas Development, LLC. He advised
the property was purchased for $600,000 and a TIF funding request of
$750,000 was submitted to cover development costs.
Mr. Olson mentioned a petition was submitted by Pappas Development, LLC
to rezone the subject site from the “CBD” Central Business District to the “PD-
R” Planned Development – Residential District. He noted, in the “CBD” District,
dwelling units are only allowed above the ground floor, thus the request to
rezone the site to the “PD-R” District. He stated waivers to the UDO were
requested for density and buffer requirements adjacent to residential
development.
Mr. Olson explained there will be four buildings with two facing S. 4th St. and
two facing S. 5th St. The development will include 76 total dwelling units in four
buildings with two different building types. Building Type One will include 12 -
one-bedroom units, 3 – two-bedroom units and 1 efficiency unit and Building
Type Two will include 22 efficiency units.
Mr. Olson advised access to the development will be provided from Grove
Street and Franklin Street. He noted the existing alley that runs through the
property will need to be vacated prior to a building permit being issued. Mr.
Olson stated there are a total of 120 parking spaces required per the UDO and
the submitted plan provides 130 parking spaces.
Mr. Olson noted the recommended development standards require the
submittal of a Final Development Plan prior to the issuance of a building permit
that will show all utilities, stormwater management improvements, landscaping
and lighting, and will need to be in compliance with the UDO regulations. He
added a Final Plat will also be required to be submitted meeting the UDO
requirements as well as a Plat of Vacation for the alley.
Mr. Olson said the 2005 Comprehensive Plan recommends the subject site for
Institutional and Commercial uses. He advised the development of the site will
be an economic benefit to the community and surrounding area. He mentioned
it will provide a good transition from the downtown district to single family
homes.
Mr. Olson advised there were several comments received from the public. He
said Luis Calderone of 308 S 3rd St had questions regarding the development,
which were answered by City Staff. He stated Lynne Smith of 312 S 5th St does
not support the proposal and had concerns with noise pollution, lighting, and
parking. He mentioned Trent Sexton of 226 S 5th St submitted an e-mail and
had several of the same concerns with the development.
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October 5, 2020
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Mr. Olson advised staff recommends approval of the rezoning request, as it will
have a positive impact on the community and surrounding area.
City Engineer Zachary Gill stated he wanted to address some concerns from
the public regarding the sanitary lines in the neighborhood. He advised the
sanitary sewer system is owned by the Kishwaukee Water Reclamation District,
which is a separate agency from the City. He stated he spoke with their
engineers and advised they aren’t concerned with the actual sanitary flow. He
noted there is an 18-inch sanitary line under Franklin Street that runs to the
west that can accommodate the proposed development. He advised the issue
is when storm water gets into the sanitary sewer, which causes a surcharge.
He noted the surrounding neighborhood is older and has several properties and
homes with cracked or damaged storm sewer lines that are adding to his
surcharge. He advised the new development will not affect this. He noted the
District is having a board meeting this month to pass a new program to assist
individual homeowners in repairing stormwater and sanitary lines that are
contributing to the current issue. He advised there are several lines in the City
Hall neighborhood that have older or clogged lines that are contributing to the
storm water and sanitary line mixture, and the proposed development will
actually help relieve some of the overflow.
Mr. McMahon questioned if the green space in the area will be maintained. Mr.
Pappas advised the green space will be maintained and expanded with the
development. He stated the parkway trees will not be removed and they will
maintain their property and landscaping. Mr. Olson advised one parkway tree
may be lost, but most of the parkway trees will be kept.
Ms. O’Flaherty advised she is concerned with the number of units and the
design of the buildings. She said there are lot of homes in a one block area and
she was hoping for townhouses or single-family homes. Mr. Pappas pointed
out that parking and density problems typically arise when developments move
towards two to three-bedroom apartments. He advised staying with mainly
studio and 1-bedroom apartments will minimize the density and parking
concerns. Ms. O’Flaherty mentioned she is still concerned with the density and
number of units and preferred Steve Irving’s proposal.
Chair Maxwell advised he appreciated Ms. O’Flaherty’s concerns and agreed
he would prefer a long-term investment rather than short term apartment
rentals. Mr. Pappas advised he spent a lot of time driving around the
neighborhood. He mentioned he does not believe anyone in the neighborhood
can say they are completely satisfied with the area. He advised this
development will be well kept, will clean up the area, and bring professionals
to the neighborhood and downtown businesses.
Planning and Zoning Commission
October 5, 2020
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Mr. Becker advised there are several things he likes about the project. He
advised he is a realtor and he helped several friends from Northern Illinois
University find housing in the past, and he wished there were a development
like this around. He noted several people are not positive which neighborhood
they want to permanently settle in, and a high-end rental property would give
them the time to become familiar with the area. Mr. Becker also mentioned he
is the Board President at the nearby Stage Coach Theatre and the project
would provide much-needed foot traffic to the downtown area.
Chair Maxwell stated he understands the concerns brought up by the
Commission and citizens. He stated he had concerns for Pappas Development
LLC projects in the past, but his concerns were always quelled.
Mr. Pappas advised he has heard rumors that they build empty apartment
complexes. He stated that statement is completely wrong and there is a current
level of demand they cannot keep up with. He stated there have been immense
commercial investments in DeKalb this year and in the coming years that will
only increase the demand for this type of housing. He stated high-end
apartments close to the downtown area is where the future is moving.
Chair Maxwell gave the public an opportunity to speak.
Bessie Chronopoulos, of 423 Gayle Ave, stated when City Hall was moved, it
was a forgone conclusion. She added when the three proposals were submitted
for the City Hall block, there was a staff recommendation that was approved,
and there is another staff recommendation tonight that will also be approved
despite public input. She advised Mr. Pappas was incorrect when saying high-
end apartments are the future. She stated tiny houses and single-family homes
are the trend. She advised she agrees with Ms. O’Flaherty’s concern with the
density of the project.
Ms. Chronopoulos stated the Planning and Zoning Commission is the second
most important governing body in the City. She stated over the last couple of
years she hasn’t seen training for Commission members. She stated staff
hasn’t allowed Commission members to educate themselves.
Chair Maxwell stated she disagrees with Ms. Chronopoulos statements about
recommendations and training. He stated the Commission reviews the staff
report given by the City but decides on their own. He advised Commission
members not only read the staff reports, but drive to the petitioned properties,
speak with community members, and do research on their own. He advised the
Commission is very diverse, consisting of long-term residents and business
owners.
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October 5, 2020
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Ms. Chronopoulos questioned if the Comprehensive Plan was update in the
last 15 years. She would prefer if developers put their efforts into updating the
current housing stock and would prefer TIF dollars be put into revamping the
current buildings downtown, rather than in new apartment complexes.
Ms. Chronopoulos advised when new apartments were built west of Annie
Glidden Road, Annie Glidden North was forgotten, and those rental properties
have become run down. She said she is afraid the same will happen to the
older rental properties after this development is constructed.
Pam Oleson, of 511 Franklin Street, mentioned she is concerned with parking
in the area. She advised there isn’t enough street parking for any of her guests
already and the development will just make the situation worse. She stated she
would like a sign that would prevent parking near the alleyway and a sign
stating resident parking only. Mr. Olson advised the Police Department and the
City Engineer can look at the area and see if there are any improvements that
need to be made to help the current parking situation.
Rita and Jon McNatt, of 220 S 5th St, stated their house looks directly over the
parking lot and Mayor’s Garden (Community Garden). She stated they moved
to the area to be able to walk to downtown, have a historic house, and live on
a cobblestone street. She stated the facade for the proposed buildings does
not fit in the neighborhood. She added she would prefer a brownstone look and
to have the signs removed from the buildings. Ms. McNatt questioned where
the 90-100 ft distance between the project and adjacent homes referenced in
the staff report starts and ends. Mr. Olson advised the buffer is from the homes
on S. 5th Street to the proposed structure, not the lot line.
Chair Maxwell advised he agrees the designs will not look good with the
surrounding properties and would prefer a single ground sign. Mr. Pappas
advised he can have the sign changed and will meet with his design team to
discuss changes. He advised he can make some changes to the color, signage,
and minor architectural changes.
Mr. McNatt questioned why there is 18-feet of greenspace on the 4th Street side
of the complex and only 15-feet from the 5th Street side. He noted 4th Street
consists mainly of commercial properties and businesses, while 5th Street
consists mainly of single-family homes. Mr. Pappas advised there will still be
more greenspace than there currently is and will be better maintained than what
is currently there. Mr. Pappas also noted he is more than willing to meet with
surrounding residents to discuss what reasonable changes can be made to
make the development more acceptable.
Mr. McNatt questioned why the rent at Cornerstone was advertised originally
as $1400 but is now down to $1200. Mr. Pappas advised rent is not at $1200
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October 5, 2020
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and there is still a demand for high-end rentals, and he wouldn’t take the risk if
there wasn’t a market. He said DeKalb is losing residents constantly to other
communities because the lack of high-end rental properties. He noted the last
thing he wants to be is a bad neighbor and they have redesigned the building
several times to match input they received. He advised he is more than willing
to meeting with community members to get recommendations to make the
development better.
Mr. Becker advised the aesthetics are important, but the decision to be made
tonight is whether the proposed rezoning is appropriate and if the project will
be a benefit to the community.
Trent Sexton, of 226 S 5th St, inquired why the two lower density buildings (16
units) are not along S. 5th St. and the two higher density buildings (22 units) on
not along S. 4th St. He noted commercial properties are to the north and west
and residential properties are to the south and east of the site. He stated it
would help homeowners with traffic to have the buildings swapped.
Sata Prescott, of 420 Franklin Street, advised she strongly opposes the
development. She stated she bought her house for the beautiful community
garden in front of it. She advised this development will destroy the garden and
will gentrify the neighborhood. She stated the community does not need more
apartments, but more single-family homes. She added she would prefer a rent-
controlled development, community garden, and wants proof of interior
concepts and that the greenspace will be maintained and include a food
product.
Mr. Olson offered a suggestion of adding the final architectural elevations to be
submitted with the required final development plans mentioned in Exhibit C. He
also noted it could be added to have the final development plans, including the
final architectural elevations, come back to the Commission, rather than just
being reviewed by City Staff. Mr. Pappas advised any changes to the current
plans will be minor. He advised they cannot promise to overhaul the design
entirely.
Ms. O’Flaherty questioned if the community garden could be kept in the
development. Mr. Pappas advised he is in favor of having a community garden
and is more than willing to try and make that happen.
Mr. McMahon questioned if the McNatt’s and Mr. Sexton were comfortable
working with Mr. Pappas. They both advised they are willing to meet and work
with Mr. Pappas. Mr. McMahon advised he was comfortable with the proposed
motion as presented in the staff report.
Planning and Zoning Commission
October 5, 2020
Page 8 of 10
Mr. Klein noted the City is the property owner and Pappas Development LLC
is the petitioner, so it’s going to be approved anyways and the decision tonight
doesn’t matter.
Ms. Doe stated the naming of the building is confusing. She requested
clarification on whether this property will be similar to Isaac Suites. She also
stated she would prefer if the name would be Johann Tower or Johann Plaza,
so it is not confused with Isaac Suites. She advised she does not want this
property to become an extended stay property. Mr. Pappas responded the
proposed development will be for long term or permanent residents. Ms. Doe
noted adding a community garden to the proposal would be important to the
neighborhood.
Chair Maxwell advised he would prefer the new set of elevations be presented
back before the Planning and Zoning Commission with the final development
plans.
Mr. McMahon moved the Planning and Zoning Commission forward its findings
of fact and recommend to the City Council approval of the rezoning of subject
site at 200 S. 4th St. from the “CBD” Central Business District to the “PD-R”
Planned Development Residential District and approval of a preliminary
development plan as listed in Exhibit A to accommodate four, two-story
structures with 76 furnished dwelling units, amenities such as meeting space,
exercise and recreational facilities, accessory parking and greenspace subject
to the standards listed in Exhibit B and subject to staff comments listed in
Exhibit C and subject to final architectural evaluations be brought back before
the Planning and Zoning Commission.
Mr. Becker seconded the motion.
A roll call vote was taken. Mr. Klein – No, Ms. O’Flaherty – No, Mr. McMahon
– Yes, Mr. Becker – Yes, Ms. Doe – No, Chair Maxwell – Yes. Mr. Wright was
absent. Motion Tied 3-3-1.
2. Public Hearing – A petition by Brian and Sue Allen for approval of a variance
to Articles 7.06.4(b) and 7.06.6 of the Unified Development Ordinance to allow
a six (6) foot high privacy fence to encroach eight (8) feet into the front building
line along Concord Court for the property located at 202 Concord Drive.
Principal Planner Dan Olson went through the staff report dated October 1,
2020. He advised there is an existing five-foot-high privacy fence that is
dilapidated and in poor condition. He explained the existing fence stretches
from the southwest corner of the home to the edge of the sidewalk along
Concord Court and then south along the property line and around the lot to the
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October 5, 2020
Page 9 of 10
southeast side of the home. He noted the fence was constructed with the home
in 1985, prior to the current requirements for fences in the UDO.
Mr. Olson stated the new fence would be located eight (8) feet inside the front
building line along Concord Ct. compared to the 25 feet the current fence sits.
He added there are five (5) White Pine trees in the yard along Concord Ct. the
owner would like to maintain, and the fence is proposed in a location that will
allow the trees to be saved.
Mr. Olson said the lot size for the subject site is 10,423 sq. ft. He noted if the
petitioner were required to build the fence at the required setback, they would
have only about 3,550 sq. ft. of usable rear yard. He mentioned by placing the
fence eight (8) feet into the required setback will gain them about 400 sq. ft. of
additional yard area.
Mr. Olson pointed out the home directly south of the subject property (203 North
Bridge Road) does not face Concord Ct., therefore the front of the home would
not be blocked by the proposed fence.
Mr. Olson stated the City received an e-mail from Michael and Robin Rothamer
of 201 Concord Drive indicating support for the variance. He noted a Citizen
Response Form was received from Russell Witthoff and Ana Vargas of 209
Concord Drive stating support for the variance. Mr. Olson noted the applicant,
Brian Allen, was available via Zoom if there were any questions.
Chair Maxwell gave the public an opportunity to speak. There was none.
Ms. O’Flaherty moved that the Planning and Zoning Commission approve a
variance to Articles 7.06.4(b) and 7.06.6 of the Unified Development Ordinance
to allow a six (6) foot high privacy fence to encroach eight (8) feet into the front
building line along Concord Court for the property located at 202 Concord Drive
as shown on the site plan dated 9-4-20 labeled as Exhibit A and per the fence
detail labeled as Exhibit B.
Mr. Klein seconded the motion.
A roll call vote was taken. Mr. Klein – Yes, Ms. O’Flaherty – Yes, Mr. McMahon
– Yes, Mr. Becker – Yes, Ms. Doe – Yes, Chair Maxwell – Yes. Mr. Wright was
absent. Motion was passed 6-0-1.
F. REPORTS
Mr. Olson advised the next Commission meeting on October 19th will be held
at the City of DeKalb Police Department on the 2nd floor. He advised there is
one hearing scheduled for a variance for a garage addition at 216 N 1st St. He
Planning and Zoning Commission
October 5, 2020
Page 10 of 10
added a Plat of Resubdivision for the Ferrara site may also be presented. Mr.
Olson concluded by mentioning the Home2 Suites Hotel along S. Annie
Glidden Road opened last week.
G. ADJOURNMENT
Mr. McMahon motioned to adjourn, Ms. Doe seconded the motion, and the
motion was approved by unanimous voice vote. The Planning and Zoning
Commission Meeting adjourned at 7:53 PM.
Agenda
DEKALB PLANNING AND ZONING COMMISSION AGENDA
October 5, 2020
6:00 P.M.
DeKalb Public Library
Yusunas Meeting Room
309 Oak Street
DeKalb, Illinois 60115
PLANNING AND ZONING COMMISSION MEETING
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The corporate authorities of the City of DeKalb intend to conduct this meeting in compliance with all applicable social
distancing and public health requirements. All persons attending this meeting in-person shall be required to wear
protective face masks/coverings. Furthermore, the corporate authorities of the City of DeKalb intend to conduct this
meeting pursuant to Illinois Governor JB Pritzker’s Executive Order 2020-43 dated June 26, 2020 (the “Executive
Order”), which prohibits gatherings of more than 50 people, unless the City of DeKalb determines that it is necessary to
invoke the Governmental Functions exemption contained in Section 4(c) of the Executive Order “to ensure the operation
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Planning and Zoning Commission Agenda
October 5, 2020
Page 2 of 2
A. ROLL CALL
B. APPROVAL OF AGENDA (Additions or Deletions)
C. APPROVAL OF MINUTES
1. September 8, 2020
D. PUBLIC PARTICIPATION (Open Floor to Anyone Wishing to Speak on Record)
E. NEW BUSINESS
1. Public Hearing – A petition by Pappas Development LLC for the approval of a zoning map amendment from
the "CBD" Central Business District to the "PD-R" Planned Development Residential District, a preliminary
development plan, and waivers to the Unified Development Ordinance for the property located at 200 S 4th
Street (Johann DeKalb Suites)
2. Public Hearing – A petition by Brian and Sue Allen for approval of a variance to Articles 7.06.4(b) and 7.06.6 of
the Unified Development Ordinance to allow a six (6) foot high privacy fence to encroach eight (8) feet into the
front building line along Concord Court for the property located at 202 Concord Drive.
F. REPORTS
G. ADJOURNMENT
Planning and Zoning Commission
September 8, 2020
Page 1 of 5
MINUTES
CITY OF DEKALB
PLANNING AND ZONING COMMISSION
September 8, 2020
The Planning and Zoning Commission held a meeting on September 8, 2020, at the
DeKalb Public Library in the Yusunas Meeting Room, 309 Oak St, DeKalb, Illinois. Chair
Max Maxwell called the meeting to order at 6:00 PM.
Chair Maxwell stated he wanted to thank everyone for being here tonight. He
mentioned for those attending, the meeting room has been set up to meet the CDC
recommended distancing guidelines and the Executive Order from the Governor.
A. ROLL CALL
Principal Planner Dan Olson called the roll. Planning and Zoning Commission
members present were: Chair Max Maxwell, Ron Klein, Steve Becker, Bill
McMahon and Trixy O’Flaherty. Members absent were Christina Doe and Jerry
Wright. Principal Planner Dan Olson was present representing the City of DeKalb.
B. APPROVAL OF THE AGENDA (Additions/Deletions)
Chair Maxwell requested a motion to approve the September 8, 2020, agenda as
presented. Mr. Klein motioned to approve the agenda as presented. Ms. O’Flaherty
seconded the motion, and the motion was approved by unanimous voice vote.
C. APPROVAL OF MINUTES
1. July 20, 2020 – Chair Maxwell requested a motion to approve the July 20, 2020,
minutes as presented. Mr. Becker motioned to approve the minutes as
presented. Mr. Klein 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 – A petition by Kelly and Natalia Diehl for approval of a zoning
map amendment from the “TFR” Two-Family Residential District to the “LC”
Light Commercial District for the property located at 822 E. Lincoln Highway.
Planning and Zoning Commission
September 8, 2020
Page 2 of 5
The applicant Kelly Diehl stated his wife and himself decided to open a coffee
shop at 830 E. Lincoln Highway. Mr. Diehl advised they also bought the vacant
lot next door located at 822 E. Lincoln Highway from the City of DeKalb to be
used as a parking lot for the coffee shop. He noted the proposed coffee shop
will be approximately 1100 sq. ft. and will offer mainly carry-out services.
Mr. Diehl advised the parking lot will be properly fenced and landscaped per
the requirements of the “UDO” Unified Development Ordinance. He stated in
order to use the subject property as a parking lot, the property needs to be
rezoned to the “LC” Light Commercial District from the “TFR” Two-Family
Residential District. He stated he has spoken to residents in the area, who are
excited about the coffee shop.
Principal Planner Dan Olson went through the staff reported dated September
3, 2020. He noted Mr. Diehl currently owns 830 E. Lincoln Hwy, which was
previously a beauty salon. He advised Mr. Diehl plans on turning it into a coffee
shop, but they lack a parking area. He stated the City of DeKalb owned the
empty lot next door at 822 E. Lincoln Highway. He advised it was a multi-family
residence which the City condemned in 2017, took ownership in 2018, and
demolished in October 2019. He mentioned the property was sold by the City
to the Diehl’s in November 2019.
Mr. Olson stated there will be a one-way entrance into the parking lot off East
Lincoln Highway that exits into the alley and onto S. 9th Street. He noted the
proposed parking lot at 822 E. Lincoln will accommodate approximately 10
angled parking spaces. He stated there are residential properties to the east
and west of the parking lot, requiring a 6-foot-high privacy fence and
landscaping per the UDO. He advised the petitioner is meeting the required
setbacks for a paved surface, which is 5 feet from the east and west property
lines and 10 feet from the alleyway.
Mr. Olson mentioned the subject property needs to be rezoned to the “LC” Light
Commercial District to accommodate the proposed parking lot. He advised the
coffee shop would be required to have approximately 7 parking spaces, which
is based on the amount of indoor seating and number of employees on the
maximum shift. Mr. Olson said the business has indoor seating for
approximately 15 people and will have two employees on the maximum shift,
which equates to 7 required spaces. He noted the property at 830 E. Lincoln
Highway will have one handicap parking space, with the possibility of a second
regular space.
Mr. Olson advised if the rezoning is approved, the petitioner will have to obtain
a parking lot permit through the City of DeKalb Building Division, which would
require more detail regarding the drainage, striping, and other requirements.
Planning and Zoning Commission
September 8, 2020
Page 3 of 5
Mr. Olson stated the rezoning would not be detrimental to the neighborhood,
as there are other Commercial and Industrial zoned properties adjacent to the
site and across the street from the property. He advised the parking lot plan
does comply with the UDO and mentioned the plans will not be approved as an
exhibit but will have to be approved through the Building Division with a permit.
Mr. Olson stated there was no public input submitted.
Chair Maxwell gave the public an opportunity to speak. There was none.
Chair Maxwell gave the Commission an opportunity to speak.
Mr. Klein advised he stopped by the subject property and spoke with Mr. Diehl.
He said the lot is currently overgrown with weeds and is unsightly. He stated
the parking lot would be an improvement and supports the rezoning request.
Mr. Becker questioned if the property was too small to accommodate a drive
thru. Mr. Olson advised the petitioner would have to submit a special use
petition to install a drive thru but doesn’t believe they would have enough space
to accommodate one. Chair Maxwell stated the parking lot was a good idea
and supported the request.
Ms. O’Flaherty moved that the Planning and Zoning Commission forward its
findings of fact and recommend to the City Council approval of a Zoning Map
Amendment from the “TFR” Two-Family Residential District to the “LC” Light
Commercial District on the subject site located at 822 E. Lincoln Highway.
Mr. Klein seconded the motion.
A roll call vote was taken. Mr. Klein – Yes, Ms. O’Flaherty – Yes, Mr. McMahon
– Yes, Mr. Becker – Yes, Chair Maxwell – Yes. Ms. Doe and Mr. Wright were
absent. Motion passed 5-0-2.
2. Final Plat of Resubdivision – A petition by Stephen Goldman for approval of
the resubdivision of lots 49 and 50 in the Bridges of Rivermist Unit Two
Subdivision located along Quinlan Ave (Final Plat of Goldman Resubdivision).
The petitioner, Stephen Goldman, explained he had purchased lots 49 and 50
on Quinlan Ave in the Bridges of Rivermist Unit 2 and would like to combine
the two lots in order to build a home. He advised the easements between the
lots will be vacated and the rear and side easements would be maintained. Mr.
Goldman added he had received the easement release letters from all the utility
companies.
Planning and Zoning Commission
September 8, 2020
Page 4 of 5
Mr. Goldman noted there are single family residences on both sides of the lots
and the site plan and home plans were included in the petition for review.
Mr. Olson stated all the lots in the Bridges of Rivermist Unit 2 have 5-foot utility
easements on each side of the lots. He stated Mr. Goldman was required to
obtain release letters from all the utility companies that have rights to the
easement.
Mr. Olson mentioned the rear and side utility easements will be maintained, as
well as the rear landscaping easement. He stated the easements between the
two lots will be vacated with the submitted plat. He noted the property will only
be accessible from Quinlan Ave and not from Rich Rd. Finally, Mr. Olson stated
the proposed home and driveway will not come into conflict with any fire
hydrants or any other subdivision improvements.
Chair Maxwell gave the Commission an opportunity to speak.
Mr. Klein stated he lives in the area and rides his bike by the property several
times a week. He advised he had no issue with the proposal. Mr. Becker stated
he had no problem with the request.
Mr. Goldman stated he currently rents a home in the subdivision and is looking
forward to the new house. The Commission stated they appreciated the
applicant constructing a new home in the development.
Mr. McMahon moved that the Planning and Zoning Commission recommend
approval of the Final Plat of the Goldman Resubdivision dated September 1,
2020 prepared by Hanna Surveyors as shown on Exhibit A.
Mr. Becker seconded the motion.
A roll call vote was taken. Mr. Klein – Yes, Ms. O’Flaherty – Yes, Mr. McMahon
– Yes, Mr. Becker – Yes, Chair Maxwell – Yes. Ms. Doe and Mr. Wright were
absent. Motion was passed 5-0-2.
F. REPORTS
Mr. Olson advised there are no public hearings scheduled for the September
21 Planning and Zoning Commission meeting, which will most likely be
cancelled. He noted a variance request for a fence was received for the
October 5 meeting. He stated an RFP was submitted out for the redevelopment
of the old City Hall block located at 200 S 4th St. He advised three proposals
Planning and Zoning Commission
September 8, 2020
Page 5 of 5
were submitted and reviewed by City Council, with the residential plan
presented by John Pappas (Pappas Development) being the preferred one.
G. ADJOURNMENT
Ms. O’Flaherty motioned to adjourn, Mr. McMahon seconded the motion, and
the motion was approved by unanimous voice vote. The Planning and Zoning
Commission Meeting adjourned at 6:22 PM.
STAFF REPORT
October 1, 2020
TO: Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: Johann DeKalb Suites – Rezoning from the “CBD” Central Business District
to the “PD-R” Planned Development – Residential District; Planned
Development Preliminary Plan (200 S. 4th St.)
I. GENERAL INFORMATION
A. Purpose Construction of four, two-story structures
with 76 furnished dwelling units, amenities
such as meeting space, exercise and
recreational facilities
B. Owner/Applicant City of Sycamore/ Pappas Development,
LLC represented by John Pappas
C. Location and Size 200 S. 4th St. bounded by S. 4th St.,
Franklin St., S. 5th St. and Grove St./2.5
acres
D. Existing Zoning and Land Use “CBD” Central Business District; Former
City Hall, Parking Lot, Open Space
E. Surrounding Zoning and Land Use North: PD-C; Vacant Commercial
Building, Parking Lot
South: RC-1 SF and TF; Single-Family
Residential and Two-Family Residential
East: RC-1 SF and TF; Single-Family
Residential and Two-Family Residential
West: CBD; Government Offices, Various
Commercial Uses
F. Comprehensive Plan Designation Institutional and Commercial
II. BACKGROUND AND ANALYSIS
Request/Background
On June 24, 2020 the City released a Request for Proposal (RFP) inviting interested
parties to respond with proposals for the conceptual redevelopment of the 2.5-acre City
Hall Block located along S. 4th St. along with a financial proposal. A total of three
proposals were submitted to the City and were presented at the Committee of the Whole
meeting on August 10, 2020. The consensus at the August 10 meeting was to move
forward with the proposal from Pappas Development, which will be called Johann DeKalb
Suites. The proposal submitted called for the demolition of the former City Hall building
and the construction of a quadrangle featuring four, two-story structures with 76 furnished,
upscale residences for lease. Amenities would include meeting space, exercise and
recreational facilities, accessory enclosed parking and greenspace. A purchase offer for
the City’s 2.5-acre property of $600,000 and a TIF funding request of $750,000 to cover
demolition, underground utilities, sidewalk improvements, and other TIF-eligible costs. No
TIF funds were requested for land acquisition. On September 14, 2020 the City Council
approved a Resolution approving the proposal from Pappas Development for the
proposed development. The Resolution accepted the proposal from Pappas
Development subject to and contingent upon final zoning approval and the execution of
a real estate purchase agreement and redevelopment agreement between the City and
Pappas Development.
A rezoning petition was signed on September 17 to rezone the subject site from the “CBD”
Central Business District to the “PD-R” Planned Development – Residential District. The
City is the owner of the property and Pappas Development is the petitioner. In the “CBD”
District, dwelling units are only allowed above the ground floor, thus the request to rezone
the site to the “PD-R” District. Approval is also requested for a preliminary development
plan to accommodate the proposal. Consideration to approve waivers to the Unified
Development Ordinance for a Planned Development is also requested for density,
common open space and buffer requirements adjacent to residential development. It
should be noted the request to waive the common open space requirements has been
removed. The 2005 Comprehensive Plan indicates “Institutional” for the majority of the
property and “Commercial” for southeast portion of the block or about 40% of the site.
The plan shows four buildings with two facing S. 4th St. and two facing S. 5th St. The
development will include 76 total dwelling units in four buildings with two different building
types. Two of the buildings will contain 16 dwelling units and the other two will contain 22
units (the plan shows 17 units in two buildings, however there will only be 16 units).
Building Type One will include 12 - one bedroom units, 3 – two bedroom units and 1
efficiency unit. Building Type Two will include 22 efficiency units. All units will be fully
furnished and will range from 500 to 800 sq. ft. with the vast majority at 500 sq. ft.
The units will rent at market rate, similar to what was constructed at Cornerstone DeKalb,
Plaza DeKalb and the future units at Agora Tower. These will be a highly secure
development and will cater to young professionals, NIU staff, corporate representatives
Page 2 of 9
from several newer businesses in the DeKalb area, and middle-class retirees looking for
clean, secure, modern rental space with amenities. The proposed use will service a
transition from the downtown area to the single-family and two-family residential areas to
the east and south.
City staff worked with the applicant on the architectural elevations of the buildings.
Revised renderings were submitted showing the facade with a variety of setbacks which
breaks up the broad visual plane of the buildings. A less formal entry was added which
will blend better with the neighborhood. In addition, variation in the building materials and
texture was improved, which helps to break up the expanse of the buildings.
Access will be provided from Grove St. and Franklin St. in the middle of the block with
open air parking and enclosed single-car garages being proposed. Internal walkways will
connect to the existing sidewalks surrounding the site. The existing alley that runs through
the site will need to be vacated prior to a building permit being issued.
The parking formula for the proposed development includes 1.5 parking spaces for every
one-bedroom dwelling unit or efficiency unit and 2.5 spaces for a 2-bedroom unit. Since
the meeting space, exercise and recreational facilities are for residents only, there is no
additional parking required for those uses. There is a total of 120 parking spaces
required and the plan indicates 130 total parking spaces provided.
Building Type One – 12 one-bedroom units and 1 efficiency unit x 1.5 = 19.5
required parking spaces. Three – two bedroom units x 2.5 = 7.5 required parking
spaces. 27 total parking spaces required per building = 54 required parking
spaces.
Building Type Two – 22 efficiency units x 1.5 = 33 required parking spaces per
building = 66 required parking spaces.
The recommended development standards require the submittal of a Final Development
Plan prior to the issuance of a building permit that will show all utilities, stormwater
management, landscaping and lighting, and will need to be in compliance with the UDO
regulations. A Final Plat will also be required to be submitted meeting the UDO
requirements as well as a Plat of Vacation for the alley through the site.
Waivers from the UDO for density, common open space, buffer requirements adjacent to
residential development were originally requested and discussed below.
Density
Although the UDO is not specific on the density requirement for a “PD-R” site, the
minimum lot size for a multi-family development is 3,500 sq. ft. of lot area per dwelling
unit. A total of 76 dwelling units would result in 266,000 sq. ft. or 6.1 acres. The subject
site is 2.5 acres resulting in a density of 30.4 du/ac. It should be noted the density for
Cornerstone DeKalb is 60 du/ac, Plaza DeKalb is 57.5 du/ac and Agora Tower will be
Page 3 of 9
31.3 du/ac. In order to make the project financially feasible the requested density is
needed and justified in this case and is comparable in density to another project on the
edge of downtown.
Common Open Space
The UDO requires a minimum common open space requirement of at least 15% for sites
zoned PD-R. After the public hearing notice was published a calculation was provided by
the engineer for the developer and the percentage of common open on the site is 20.98%,
therefore this waiver is no longer needed.
Buffer Requirements Adjacent to Residential Development
The UDO requires a 30-foot buffer area along the perimeter of a site zoned PD-R where
the density of the adjacent residential area is less. Single-family and two-family residential
exists to the east (S. 5th St.) and south (Franklin St.) of the site. The proposed buildings
are all 15 feet from the right-of-way along S. 5th St. and Franklin St. The UDO is not clear
on what “adjacent” means in this particular standard and if right-of-way is to be counted.
All the homes along those streets (S. 5th and Franklin) will be at least 90-100 feet from
the proposed buildings in the development so waiving this requirement is justified.
III. STANDARDS FOR ZONING MAP AMENDMENT
1. The proposed rezoning conforms to the Comprehensive Plan, or conditions
have changed to warrant the need for different types of land uses in that area. The
proposed rezoning is appropriate considering the length of time the property has
been vacant, as originally zoned, and taking into account the surrounding areas
trend in development.
The 2005 Comprehensive Plan recommends the subject site for Institutional and
Commercial uses. The traffic impacts of the proposed development will be less than an
institutional or commercial development. In addition, the proposed project is in
conformance with many of the recommendations outlined in the 2007 Downtown
Revitalization Plan, the 2011 Design Guidelines, and the 2013 DeKalb City Center Plan
which call for more higher quality residential units in the downtown area. The proposed
rezoning request will allow the development of a site that has an obsolete building and will
be an economic benefit to the community and the surrounding neighborhood.
2. The proposed rezoning conforms to the intent and purpose of the Unified
Development Ordinance.
The rezoning of the subject property to PD-R provides the opportunity to more directly
shape the development, use and appearance of the property in accordance with the City’s
Comprehensive Plan and Downtown Plans. The Planned Development allows the
developer and the City the flexibility to agree to a development plan and standards. The
proposed rezoning request and development are in compliance with the Unified
Page 4 of 9
Development Ordinance, except for waivers granted in the development standards. The
proposal also meets the General Standard requirements for a Planned Development as
described in Article 5.13.07 of the UDO.
3. The proposed rezoning will not have a significantly detrimental effect on the
long-range development of adjacent properties or adjacent land uses.
The proposed rezoning will not have a detrimental effect on the adjacent properties or
land uses as it entitles the subject property to a use of the property that is complementary
with the adjacent area. The proposed use will service a transition from the downtown area
to the single-family and two-family residential areas to the east and south. The site
previously contained the City of DeKalb Municipal Building, which produced no property
taxes. The proposed rezoning request and preliminary/final plan will allow the
development of a highly visible block along the S. 4th St. corridor and on the edge of
downtown into a development that will meet a housing need in the area, while generating
property taxes. The recommended development standards require the submittal of a Final
Development Plan prior to the issuance of a building permit that will show all utilities,
stormwater management, landscaping and lighting.
4. The proposed rezoning constitutes an expansion of an existing zoning
district that, due to the lack of undeveloped land, can no longer meet the demand
for the intended land uses.
The subject property is currently zoned “CBD” Central Business District. Rezoning the
property to “PD-R” will allow for a well-designed project and the flexibility by the applicant
to develop the property in a manner that will complement the surrounding neighborhood.
5. Adequate public facilities and services exist or can be provided.
Adequate public services and utilities are already provided to the subject property and will
be extended to the four buildings proposed for the site. Based on the number of dwelling
units and bedroom count, there are 120 required parking spaces and 130 spaces will be
provided on the site. Adequate walkways and streets surround the site and will
accommodate the impacts of the proposed development.
IV. PUBLIC INPUT
As of the posting of the agenda on October 1, 2020, the City has received an e-mail
correspondence from Louise Calderone of 308 S. 3rd St. dated 9-12-20 with some
questions regarding the project. The City staff responded to the e-mail and a copy is
provided to the Commission. We also received a Citizen Response Form from Lynne
Smith of 312 S. 5th St. indicating they do not support the proposal. The Form notes the
City has too many apartments and the development will create noise, lighting and parking
issues. A copy is provided in your packet.
Page 5 of 9
V. CONCLUSIONS AND RECOMMENDATION
The proposed request will allow the development of a highly visible block along the S. 4th
St. corridor that will have a positive impact on the community and surrounding area and
will generate property taxes and needed housing. In addition, the proposed use will
service a transition from the downtown area to the single-family and two-family residential
areas to the east and south. The staff’s recommendation is to approve, and a sample
motion has been prepared.
Sample Motion:
Based upon the submitted petition and testimony presented, I move the Planning and
Zoning Commission forward its findings of fact and recommend to the City Council
approval of the rezoning of subject site at 200 S. 4th St. from the “CBD” Central Business
District to the “PD-R” Planned Development Residential District and approval of a
preliminary development plan as listed in Exhibit A to accommodate four, two-story
structures with 76 furnished dwelling units, amenities such as meeting space, exercise
and recreational facilities, accessory parking and greenspace subject to the standards
listed in Exhibit B and subject to staff comments listed in Exhibit C.
Page 6 of 9
Exhibit A
Preliminary Development Plan
• Preliminary Development Plan (2 Sheets) prepared by Wendler Engineering
Services, Inc dated 07-06-20 and 9-11-20
• Architectural Elevations dated 8-22-20
• Architectural Rendering dated 9-1-20
• Floor Plans dated 3-29-19 (Sheets B1a and B2a)
Page 7 of 9
Exhibit B
Planned Development Standards
Permitted Uses:
Residential apartments not exceeding a total of 76 residential units, with the sizes of
such units being in substantial compliance with the Floor Plans listed in Exhibit A.
Accessory uses to the residential apartments including meeting space, exercise and
recreational facilities, accessory enclosed parking, storage and manager’s office.
There shall be no commercial uses on the subject property.
Bulk Regulations/Landscaping/Lighting/Parking:
Setbacks, building lines, site coverage, building dimension limitations, height
restrictions, parking, landscaping, lighting and other similar restrictions and
regulations shall meet those standards as set forth in the “PD-R” District of the
UDO except as listed below:
1. Density and Buffer Requirements Adjacent to Residential Development
shall be as shown on the Preliminary Development Plan listed in Exhibit A.
Page 8 of 9
Exhibit C
Staff Comments
1. Prior to a building permit being issued for the site, the following items shall be
addressed to the satisfaction of City Staff.
a. Final Development Plan and Final Plat shall be submitted in a form that is
in conformance with the UDO and in substantial compliance with the
Preliminary Development Plan and shall be approved by the City Manager
with no further review by the Planning and Zoning Commission or City
Council.
b. A lighting (photometric plan) should be submitted meeting the requirements
of Article 10.05 of the UDO.
c. Plat of Vacation for the alley that extends through the site shall be submitted
and approved by the City Council per the requirements of the UDO.
d. Submittal of a Landscape Plan in compliance with the requirements of
Article 12.04 of the UDO.
e. Revise the Preliminary Development Plan to show two buildings with 16
units instead of 17 units.
f. Revise the Preliminary Development Plan to show the number of required
parking spaces per the UDO.
Page 9 of 9
S. F
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DESIGNED BY:
CONCEPT PLAN "G" MAG REVISIONS
DRAWN BY: REVISION DATE
CONCEPT
OF BEH
DATE PLAN 200 S. FOURTH ST., DEKALB, IL SURVEYED BY:
-
2200089
SHEET NO. 07/06/2020 wendler engineering services, inc.
FOR civil structural surveying
1 of 1 JOB NUMBER
BOOK NO.:
SHEET TITLE
"G" www.wendlergs.com ph: 815.288.2261 -
PAPPAS DEVELOPMENT IlinoisProfessionalDesignFirmNo.184-000848
F:\2020Jobs\2200089\Civil\Survey-2200089.dwg, 9/30/2020 11:22:36 AM, MAG
S. 4TH. STREET
ALLEY
EXHIBIT A
FRANKLIN
GROVE
STREET
STREET
S. 5TH. STREET
BUILDINGS
STANDARD STALLS
TOPOGRAPHIC
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TOTAL PAVEMENT
GARAGE STALLS GREEN SPACE W
GREEN SPACE
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TOTAL STALLS
ADA STALLS = = =
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50,013 SF E
7,017 SF
PARKING SUMMARY
60
64
130 6 29,329 SF
20.98%
SURVEY 22,931 SF
BENCHMARK INFORMATION
PROPOSED
SITE COVERAGE SUMMARY
109,290 SQ. FT.
DESIGNED BY:
SITE PLAN MAG REVISIONS
DRAWN BY:
REVISION DATE REVISION DATE
CONCEPT OF DJV
DRAWING NAME:
200 S. FOURTH STREET Survey-2200089
DATE
wendler engineering services, inc. SURVEYED BY:
09/11/2020 2200089
SHEET NO.
FOR civil structural surveying MRK
1 of 1 JOB NUMBER SHEET TITLE
PLAN www.wendlergs.com ph: 815.288.2261 BOOK NO.:
PAPPAS DEVELOPMENT IlinoisProfessionalDesignFirmNo.184-000848
EXHIBIT A Dated 8-22-20
EXHIBIT A Dated 9-1-20
EXHIBIT A
EXHIBIT A
JOHNANN SUITES by Pappas Development
SUMMARY
Building Type One:
12- one bedroom units
3 - two bedroom units
1 - efficiency unit
Total units = 16 x 2 bldgs. = = 32 units
Building Type Two:
22 - efficiencies
Total Units = 22 x 2 bldgs. = 44 units
TOTAL UNITS FOR 4 BUILDING IN PROJECT = 76 UNITS
VIEW FROM CITY HALL
PROPERTY TO S. 5TH
ST.
VIEW FROM CITY HALL
PROPERTY TO S. 5TH
AND FRANKLIN ST.
VIEW FROM CITY HALL
PROPERTY ACROSS
FRANKLIN ST.
VIEW FROM CITY HALL PROPERTY
ACROSS FRANKLIN ST.
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 Monday, October 5, 2020 at 6:00 p.m. in the Yusunas
Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by John
Pappas, Pappas Development, LLC and the City of DeKalb, property owner, for approval of a
zoning map amendment from the “CBD” Central Business District to the “PD-R” Planned
Development Residential District for the property located at 200 S. 4th St. Approval is also
requested for a preliminary development plan to accommodate four, two-story structures with 78
furnished dwelling units, amenities such as meeting space, exercise and recreational facilities,
accessory parking and greenspace. Consideration to approve waivers to the Unified Development
Ordinance for a Planned Development for density, common open space, buffer requirements
adjacent to residential development is also requested and other approvals as required to allow for
the development as shown on the submitted preliminary development plan. The subject property
is 2.5 acres and has a Parcel Identification Number (PIN) of 08-23-305-013.
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, 164 E. Lincoln Highway, DeKalb, Illinois, 60115,
by e-mail to dan.olson@cityofdekalb.com or the Online Public Comment Submission Form at
https://www.cityofdekalb.com/FormCenter by 12:00 p.m. on Monday, October 5, 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, Chair
DeKalb Planning and Zoning Commission
From: Olson, Dan
To: Louise Calderone
Cc: Nicklas, Bill
Subject: RE: Development of former City Hall properties
Date: Monday, September 21, 2020 8:50:00 AM
Attachments: Pappas - City Hall Block - Documents - Website.pdf
Louise,
Thanks for your e-mail. There are a total of 78 dwelling units planned in four buildings These will be executive
suites at about 600 sq. ft. each and fully furnished. They will be market rate units, similar to what was constructed at
Cornerstone DeKalb and Plaza DeKalb and the future units at Agora Tower and Isaac Suites. These will be highly
secure development and will cater to young professionals, NIU staff, corporate representatives from a number of
newer businesses in the DeKalb area, and middle-class retirees looking for clean, secure, modern rental space with
amenities.
Attached is a copy of the site plan, architectural elevations and other supporting docs. If you have any other
questions, please let me know.
Dan Olson | Principal Planner
City of DeKalb | 164 E. Lincoln Highway | DeKalb, IL 60115
Phone: 815-748-2361
Email: dan.olson@cityofdekalb.com | Website: www.cityofdekalb.com
-----Original Message-----
From: Louise Calderone >
Sent: Saturday, September 19, 2020 12:59 PM
To: Olson, Dan <Dan.Olson@CITYOFDEKALB.com>
Subject: Development of former City Hall properties
[NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT CLICK on links or
open attachments unless you are sure the content is safe.]
Hello,
My husband received a notice of a nearing on this, but I am actually the mortgage holder for this property. I can’t
find clear information about the plan. How many units are planned, and what size? Are some set aside for low
income, if so, how many? Is there a plan for increased police protection in the area?
Thank you for this information!
Louise Calderone, 308 S. Third St. in DeKalb
Sent from my iPad
COMMUNITY DEVELOPMENT DEPARTMENT
STAFF REPORT
October 1, 2020
TO: DeKalb Planning and Zoning Commission
FROM: Dan Olson, Principal Planner
RE: Fence Variance – 202 Concord Drive (Brian and Sue Allen)
I. GENERAL INFORMATION
A. Purpose To allow a six (6) foot high privacy fence to
encroach eight (8) feet into the front building
line along Concord Court
B. Location/Size 202 Concord Drive/.24 acres
C. Petitioner Brian and Sue Allen
D. Existing Zoning “SFR2” Single-Family Residential District
E. Existing Land Use Single-Family Home
F. Surrounding Zoning and Land Use North: “SFR2”; Single-Family Residential
South: “SFR2”; Single-Family Residential
East: “SFR2”; Single-Family Residential
West: “SFR2”; Single-Family Residential
G. Comprehensive Plan Designation Low Density Single-Family Residential
II. BACKGROUND AND ANALYSIS
The petitioner is requesting a variance to Articles 7.06.4(b) and 7.06.6 of the Unified
Development Ordinance to allow a six (6) foot high privacy fence to encroach eight (8)
feet into the front building line along Concord Court for the property located at 202
Concord Drive. The subject site is a corner lot located at the southeast corner of Concord
Drive and Concord Court. There is an existing five (5) foot high privacy fence that
stretches from the southwest corner of the home to the edge of the sidewalk along
Concord Court and then south along the property line and around the lot to the southeast
side of the home. The applicant indicates the fence was constructed with the home in
1985 and was existing when they purchased the property in 2000. The current Unified
Development Ordinance (UDO) regulations prohibit privacy fences over three (3) in height
in front of the front building line along a public street. A privacy fence over three (3) feet
in height must be no closer to the street than the front building line established by the
principal structure on the site. The principal structure (home) on the site is 25 feet away
from the property line (right-of-way) along Concord Ct. The fence was either constructed
prior to the current fence regulations or without a permit.
The fence is in poor condition and beginning to lean inward along the Concord Ct. side of
the lot. The owner would like to remove the fence and replace it with a new six (6) foot
high privacy fence. The new fence would be located eight (8) feet inside the front building
line along Concord Ct. compared to the 25 feet the current fence sits. There are five (5)
White Pine trees in the yard along Concord Ct. the owner would like to maintain, and the
fence is proposed in a location that will allow the trees to be saved. The fence will be a
pressure treated pine fence and a detail is provided in the Commission’s packet.
The lot size for the subject site is 10,423 sq. ft. If the petitioner was required to build the
fence at the required setback, they would have only about 3,550 sq. ft. of usable rear
yard. Placing the fence eight (8) feet into the required setback will gain them about 400
sq. ft. of additional yard area. The subject lot is one of the smaller corner lots in the
neighborhood. Ideally, corner lots should be slightly larger than the other lots so they can
have the room for a reasonable sized yard.
The reason for setbacks for privacy fences over three (3) feet in height is based partly on
aesthetics and to also ensure adjoining properties are not blocked from view along the
street. The home directly south of the subject property (203 North Bridge Road) does not
face Concord Ct., therefore the front of the home would not be blocked by the proposed
fence. In addition, the proposed fence will only be eight (8) feet into the front-yard setback
along Concord Ct.
III. FINDINGS OF FACT FOR VARIATIONS
The request has been reviewed using the criteria regarding variances stated in Article 18,
Section 18.03.03 of the UDO, titled “Findings of Fact,” as follows:
1. The property in question cannot yield a reasonable return if permitted to be
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used only under the conditions allowed by the regulations of that district.
Constructing the fence at the required location along Concord Court would limit the
amount of backyard area the applicant would be able to have and less than several other
corner lots in the surrounding neighborhood. If the applicant constructed the six-foot-high
fence as required by the UDO, it would extend from the southwest corner of the house
straight south to the rear lot line. This would reduce the usable backyard by about 400
sq. ft. compared to extending the fence eight (8) feet in the setback. The resulting rear
yard (fenced area) would still be less than many of the corner lots in the surrounding
neighborhood.
2. The extraordinary or exceptional conditions of the property, requiring the
request for the variance, were not caused by the applicant.
The fence was installed with the completion of the home in 1985 and existed prior to the
applicant purchasing the property in 2000. The proposed fence will be eight (8) inside the
front building line compared to the 25-foot encroachment of the existing five (5) foot high
fence.
3. The proposed variance will alleviate a peculiar, exceptional, or undue
hardship, as distinguished from a mere inconvenience or pecuniary hardship.
The subject site is a corner lot and is 10,423 sq. ft., which is less than the majority of the
corner lots in the surrounding area. The location of the fence eight (8) feet into the
required setback along Concord Ct. will not block the views of any adjacent homes or
visibly block any driveway access points. The home to the south of the site (203 North
Bridge Road) does not face Concord Ct.
4. The denial of the proposed variance will deprive the applicant of the use of
his/her property in a manner equivalent to the use permitted to be made by the
owners of property in the immediate area.
The lot size for the subject site is 10,423 sq. ft. If the petitioner was required to build the
fence at the required setback, they would have about 3,550 sq. ft. of usable rear yard.
Placing the fence eight (8) feet into the required setback will gain them about 400 sq. ft.
of additional yard area. The subject lot is one of the smaller corner lots in the
neighborhood.
5. The proposed variance will result in a structure that is appropriate to and
compatible with the character and scale of structures in the area in which the
variance is being requested.
The lot is smaller than the majority of corner lots in the surrounding neighborhood. The
home directly south of the site (203 North Bridge Road) does not face Concord Ct.,
therefore the front of the home would not be blocked by the proposed fence. In addition,
the proposed fence will only be eight (8) feet into the front-yard setback along Concord
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Ct. The City has received an e-mail from a neighboring owner (201 Concord Drive)
indicating support of the variance request.
6. The proposed variation will not impair an adequate supply of light and air to
adjacent property; unreasonably increase the congestion in public streets,
increase the danger of fire or endanger the public safety, unreasonably diminish
or impair established property values within the surrounding area or in any other
respect impair the public health, safety, comfort, morals, or welfare of the
inhabitants of the City of DeKalb.
The portion of the fence requiring the variance is along Concord Ct. will not impair an
adequate supply of light and air to adjacent properties. In addition, the location of the
fence will only be eight (8) feet inside the front building line and will not block the views of
any homes or block the visibility of any access. The new fence will require a permit and
an inspection to ensure it meets the City’s UDO and Building Code requirements. The
City has received an e-mail from Michael and Robin Rothamer of 201 Concord Drive
indicating support of the variance request.
IV. PUBLIC INPUT
The City has received an e-mail from Michael and Robin Rothamer of 201 Concord Drive
indicating support of the variance request. We have also received a Citizen Response
Form from Russell Witthoff and Ana Vargas of 209 Concord Dr. stating support of the
variance.
V. RECOMMENDATION
Per the UDO, decisions to approve or deny variances lie solely with the Planning and
Zoning Commission. In the granting of variances, the Commission may impose such
reasonable conditions that will ensure the use of property will be as compatible as
practical with the surrounding properties.
Sample Variation Motion:
Based on the submitted petition, testimony presented and findings of fact, I move that the
Planning and Zoning Commission approve a variance to Articles 7.06.4(b) and 7.06.6 of
the Unified Development Ordinance to allow a six (6) foot high privacy fence to encroach
eight (8) feet into the front building line along Concord Court for the property located at
202 Concord Drive as shown on the site plan dated 9-4-20 labeled as Exhibit A and per
the fence detail labeled as Exhibit B.
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EXHIBIT A
DATED
9-4-20
PROPOSED FENCE DETAIL
EXHIBIT B
PROPOSED FENCE DETAIL
PROPOSED FENCE DETAIL
From:
To: Olson, Dan
Subject: 202 Concord Drive variance
Date: Thursday, September 24, 2020 10:11:30 AM
[NOTICE: This message originated outside of the City Of DeKalb mail system -- DO NOT CLICK on links or
open attachments unless you are sure the content is safe.]
Dear Mr. Olson,
We have received the notification that our neighbors Brian and Sue Allen at 202 Concord Drive in Dekalb, Illinois
are seeking a variance to replace their existing fence. We support this variance change and urge the DeKalb
Planning and Zoning Commission and the DeKalb City Counsel to approve the Allen’s request as outlined in the
notification we received.
Sincerely,
Michael and Robin Rothamer
201 Concord Drive
DeKalb, IL 60115
Sent from my iPad
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 Monday, October 5, 2020 at 6:00 p.m. in the Yusunas
Meeting Room at the DeKalb Public Library, 309 Oak St., DeKalb, IL, on the petition by Brian
and Sue Allen for approval of a variance to Articles 7.06.4(b) and 7.06.6 of the Unified
Development Ordinance to allow a six (6) foot high privacy fence to encroach eight (8) feet into
the front building line along Concord Court for the property located at 202 Concord Drive. The
subject site has a Parcel Identification Number of 08-34-204-001 and is zoned “SFR2” Single-
Family Residential District.
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, 164 E. Lincoln Highway, DeKalb, Illinois, 60115
by 12:00 p.m. on Monday, October 5, 2020, by e-mail to dan.olson@cityofdekalb.com or the
Online Public Comment Submission Form at https://www.cityofdekalb.com/FormCenter. 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, Chair
DeKalb Planning and Zoning Commission